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HomeMy WebLinkAboutZ-7105 Staff AnalysisFILE NO.: Z-7105 NAME: Stewart Short -Form PCD LOCATION: 4200 John Barrow Road DEVELOPER: ENGINEER: Acts Church C/o Frank Stewart 1423 Ingram Street Conway, AR 72032 AREA: 0.91+ Acre Lemons Engineering Consultants 204 Cherry Street Cabot, AR 72023 NUMBER OF LOTS: 6 FT. NEW STREET: 0 ZONING: C-3 & 0-3 ALLOWED USES: Office/Commercial PROPOSED USE: Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposed to rezone the property located at 4200 John Barrow Road from 0-3 and C-3 to PCD. Five of the six lots are currently zoned C-3. The proposal includes the construction of a one-story 6,750 square foot building to be used as a mix of office and commercial uses. There are 22 parking spaces proposed as a part of this application. The site will have access from West 42nd Street and from John Barrow Road. The applicant proposes the hours of operation to be from 8 am to 8 pm daily. Proposed uses of the building would be 0-3 and C-3 uses with a proposed mix of 50% office and 50% commercial. B. EXISTING CONDITIONS: The site is vacant, cleared with a scattering of trees and shrubs and slightly lower in elevation to the north, south FILE NO.: Z-7105 (Cont.) and west. The site is at elevation with John Barrow Road. Uses in the area include a daycare facility to the north a vacant commercial structure to the northeast, Sober Living Alcohol and Drug Rehabilitation facility to the east, vacant 0-3 zoned property to the south and single-family residences to the west. There is a billboard located on the southeast corner of the property. John Barrow Road is improved complete with sidewalks while West 42"d Street is improved with curb and gutter but has no sidewalk. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the John Barrow Neighborhood Association, Campus Place Property Owners Association and Westwood Neighborhood Association were notified of the Public Hearing. As of this writing, staff has received two informational phone calls concerning this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of- way 45 feet from centerline will be required. 2. West 42nd Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of John Barrow Road and West 42nd Street. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Driveway on John Barrow is too close to side property line. 2 FILE NO.: Z-7105 (Cont. E F. 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Stormwater detention ordinance applies to this property. 9. Easements for proposed stormwater detention facilities are required. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. ARKLA• No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in this area. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at the Developer's expense, but would need to be coordinated with the contractor for this project. Fire Department: Approved as submitted. County Plannin : No comment. CATA: Project site is located near Bus Route #14 but has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a new mixed-use development of commercial and office. The property is currently zoned 0-3 General Office and C-3 General Commercial. A Land Use Plan amendment is not required. 3 FILE NO.: Z-7105 (Cont.) City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The plan lists the following recommendation concerning redevelopment in the area: Enhance the business climate directed toward encouraging new business and commercial establishments to locate in the area as well as retention of existing businesses. Landscape Issues: Areas set-aside for buffers and landscaping meet ordinance requirements. A water source within 75 feet of all landscaped areas will be required. Building Codes: 1. Eight -foot isle for designated handicap space. 2. Submit a full set of plans to building codes for review and permitting. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Frank Stewart and Tim Lemons were present, representing the application. Staff briefly described the PCD request. Staff noted that some additional project information was needed (hours of operation, building heights, signage details, lighting plan). Mr. Lemons noted that the additional information would be provided as requested. Public Works requirements were discussed. Bob Turner, Director of Public Works, indicated the driveway spacing related to John Barrow Road would be adequate. Mr. Lemons stated he would work with Public Works to resolve any other issues related to the project. Landscape requirements were discussed. Staff indicated the proposed buffers and landscaping met the current ordinance requirements. Staff also stated a water source within 75 feet of all landscaped area would be required. The Committee then forwarded the PCD to the full Commission for resolution. 4 FILE NO.: Z-7105 (Cont.) H. ANALYSIS: The applicant submitted a revised site plan to staff on October 31, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The revised site plan includes an 8 -foot by 10 -foot ground mounted sign to be placed at the John Barrow Road and West 42nd Street intersections. The area of the sign conforms to the ordinance requirements for signage. Single family residence are located across the alley west of the site therefore. Appropriate measures should be taken to provide screening for those properties. Since there are no activities proposed on the site behind the building, the building itself can serve as screening if designed properly. The applicant has proposed any site lighting will be low- level and directed away from adjacent residential zoned properties. The applicant has also included the proposed building height (15 feet) on the revised site plan. The applicant proposes to replat Lots 1 - 6, Block 162 John Barrow Addition which will address the issue of dedication of right-of-way and street intersection radius. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PCD. The proposed PCD zoning should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Be no doors, windows or other openings on the rear wall of the building beyond those emergency exits required by building codes for fire safety. 3. A screening/parapet wall be constructed along the rear roofline of the building to screen roof mounted equipment from the single-family residential property to the rear. 4. Submit three (3) copies of the final plat for review by staff. W FILE NO.: Z-7105 (Cont. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission the applicant submitted a letter on November 1, 2001 requesting the item be deferred to the January 3, 2002 Subdivision hearing. There was no further discussion. The item was placed on the Consent Agenda and approved for deferral. The vote was 11 aves. 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Tim Lemons, Lemons Engineering, and Mr. Frank Stewart, the developer, were present representing the application. There were no objectors present. Staff informed the Commission they had received one letter of support from the John Barrow Neighborhood Association. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. Staff stated there were to be no doors, windows or other openings on the rear wall of the building beyond those emergency exits required by building codes for fire safety. Staff also stated a screening/parapet wall was to be constructed along the rear roofline of the building to screen roof mounted equipment from the single-family residential property to the west. Staff stated as a part of the PCD the applicant had proposed to replat the six lots into one lot. Staff stated the applicant was to submit three copies of the final plat to staff for review within one year. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 6 January 3, 2002 ITEM NO.: B NAME: Stewart Short -Form PCD LOCATION: 4200 John Barrow Road nFVFMnPRR : ENGINEER: Acts Church C/o Frank Stewart 1423 Ingram Street Conway, AR 72032 AREA: 0.91+ Acre ZONING: C-3 & 0-3 FILE NO.: Z-7105 Lemons Engineering Consultants 204 Cherry Street Cabot, AR 72023 NUMBER OF LOTS: 6 FT. NEW STREET: 0 ALLOWED USES: Office/Commercial PROPOSED USE: Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposed to rezone the property located at 4200 John Barrow Road from 0-3 and C-3 to PCD. Five of the six lots are currently zoned C-3. The proposal includes the construction of a one-story 6,750 square foot building to be used as a mix of office and commercial uses. There are 22 parking spaces proposed as a part of this application. The site will have access from West 42nd Street and from John Barrow Road. The applicant proposes the hours of operation to be from 8 am to 8 pm daily. Proposed uses of the building would be 0-3 and C-3 uses with a proposed mix of 50% office and 50% commercial. 1 January 3, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7105 B. EXISTING CONDITIONS: The site is vacant, cleared with a scattering of trees and shrubs and slightly lower in elevation to the north, south and west. The site is at elevation with John Barrow Road. Uses in the area include a daycare facility to the north a vacant commercial structure to the northeast, Sober Living Alcohol and Drug Rehabilitation facility to the east, vacant 0-3 zoned property to the south and single-family residences to the west. There is a billboard located on the southeast corner of the property. John Barrow Road is improved complete with sidewalks while West 42nd Street is improved with curb and gutter but has no sidewalk. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the John Barrow Neighborhood Association, Campus Place Property Owners Association and Westwood Neighborhood Association were notified of the Public Hearing. As of this writing, staff has received two informational phone calls concerning this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. West 42nd Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of John Barrow Road and West 42nd Street. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Driveway on John Barrow is too close to side property line. F4 January 3, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7105 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Stormwater detention ordinance applies to this property. 9. Easements for proposed stormwater detention facilities are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in this area. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at the Developer's expense, but would need to be coordinated with the contractor for this project. Fire Department: Approved as submitted. Count Plannin : No comment. CATA: Project site is located near Bus Route #14 but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a new mixed-use development of commercial and office. The property is currently zoned 0-3 3 January 3, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7105 General Office and C-3 General Commercial. A Land Use Plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The plan lists the following recommendation concerning redevelopment in the area: Enhance the business climate directed toward encouraging new business and commercial establishments to locate in the area as well as retention of existing businesses. Landscape Issues: Areas set-aside for buffers and landscaping meet ordinance requirements. A water source within 75 feet of all landscaped areas will be required. Building Codes: 1.Eight-foot isle for designated handicap space. 2. Submit a full set of plans to building codes for review and permitting. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Frank Stewart and Tim Lemons were present, representing the application. Staff briefly described the PCD request. Staff noted that some additional project information was needed (hours of operation, building heights, signage details, lighting plan). Mr. Lemons noted that the additional information would be provided as requested. Public Works requirements were discussed. Bob Turner, Director of Public Works, indicated the driveway spacing related to John Barrow Road would be adequate. Mr. Lemons stated he would work with Public Works to resolve any other issues related to the project. 4 January 3, 2002 SUBDIVISION ITEM NO.: B (Cont.) FILE NO.: Z-7105 Landscape requirements were discussed. Staff indicated the proposed buffers and landscaping met the current ordinance requirements. Staff also stated a water source within 75 feet of all landscaped area would be required. The Committee then forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 31, 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The revised site plan includes an 8 -foot by 10 -foot ground mounted sign to be placed at the John Barrow Road and West 42nd Street intersections. The area of the sign conforms to the ordinance requirements for signage. Single family residence are located across the alley west of the site therefore. Appropriate measures should be taken to provide screening for those properties. Since there are no activities proposed on the site behind the building, the building itself can serve as screening if designed properly. The applicant has proposed any site lighting will be low- level and directed away from adjacent residential zoned properties. The applicant has also included the proposed building height (15 feet) on the revised site plan. The applicant proposes to replat Lots 1 - 6, Block 162 John Barrow Addition which will address the issue of dedication of right-of-way and street intersection radius. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PCD. The proposed PCD zoning should have no adverse impact on the general area. 5 January 3, 2002 SUBDIVISION ITEM NO.: B (Cont. I. STAFF RECOMMENDATIONS: FILE NO.: Z-7105 Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Be no doors, windows or other openings on the rear wall of the building beyond those emergency exits required by building codes for fire safety. 3.A screening/parapet-wall be constructed along the., rear roofline of the building to screen roof mounted equipment from the single-family residential property to the rear. 4. Submit three (3) copies of the final plat for review by staff. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission the applicant submitted a letter ,on November 1, 2001 requesting the item be deferred to the January 3, 2002 Subdivision hearing. There was no further discussion. The item was placed on the Consent Agenda and approved for .ic-Fcr-r-=l mhP vote was 11 aves, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Tim Lemons, Lemons Engineering, and Mr. Frank Stewart, the developer, were present representing the application. There were no objectors present. Staff informed the Commission they had received one letter of support from the John Barrow Neighborhood Association. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. Staff stated there were to be no doors, windows or other openings on the rear wall of the building beyond those emergency exits required by building codes for fire safety. Staff also stated a screening/parapet wall was to be constructed along the rear roofline of the building to screen roof mounted equipment from the single-family residential property to the west. 0 January 3, 2002 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-7105 Staff stated as a part of the PCD the applicant had proposed to replat the six lots into one lot. Staff stated the applicant was to submit three copies of the final plat to staff for review within one year. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 11 ayes, 0 noes and 0 absent. 7 November 15, 2001 ITEM NO.: 6 NAME: Stewart Short -Form PCD LOCATION: 4200 John Barrow Road DEVELOPER: ENGINEER: Acts Church C/o Frank Stewart 1423 Ingram Street Conway, AR 72032 AREA: 0.91+ Acre ZONING: C-3 & 0-3 FILE NO.: Z-7105 Lemons Engineering Consultants 204 Cherry Street Cabot, AR 72023 NUMBER OF LOTS: 6 FT. NEW STREET: 0 ALLOWED USES: Office/Commercial PROPOSED USE: Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposed to rezone the property located at 4200 John Barrow Road from 0-3 and C-3 to PCD. Five of the six lots are currently zoned C-3. The proposal includes the construction of a one-story 6,750 square foot building to be used as a mix of office and commercial uses. There are 22 parking spaces proposed as a part of this application. The site will have access from West 42"d Street and from John Barrow Road. The applicant proposes the hours of operation to befrom 8 am to 8 pm daily. Proposed uses of the building would be 0-3 and C-3 uses with a proposed mix of 50% office and 50% commercial. November 15, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) B. EXISTING CONDITIONS: FILE NO.: Z-7105 The site is vacant, cleared with a scattering of trees and shrubs and slightly lower in elevation to the north, south and west. The site is at elevation with John Barrow Road. Uses in the area include a daycare facility to the north a vacant commercial structure to the northeast, Sober Living Alcohol and Drug Rehabilitation facility to the east, vacant 0-3 zoned property to the south and single-family residences to the west. There is a billboard located on the southeast corner of the property. John Barrow Road is improved complete with sidewalks while West 42nd Street is improved with curb and gutter but has no sidewalk. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the John Barrow Neighborhood Association, Campus Place Property Owners Association and Westwood Neighborhood Association were notified of the Public Hearing. As of this writing, staff has received two informational phone calls concerning this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. John Barrow Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. West 42nd Street is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 feet radial dedication of right-of-way is required at the corner of John Barrow Road and West 42nd Street. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Driveway on John Barrow is too close to side property line. 2 November 15, 2001 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z-7105 7. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 8. Stormwater detention ordinance applies to this property. 9. Easements for proposed stormwater detention facilities are required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: An acreage charge of $150 per acre applies in addition to normal charges in this area. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. The fire hydrant could be installed by Central Arkansas Water's forces at the Developer's expense, but would need to be coordinated with the contractor for this project. Fire Department: Approved as submitted. County Plannin : No comment. CATA: Project site is located near Bus Route #14 but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Commercial Development for a new mixed-use development of commercial and office. The property is currently zoned 0-3 3 November 15, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7105 General Office and C-3 General Commercial. A Land Use Plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The plan lists the following recommendation concerning redevelopment in the area: Enhance the business climate directed toward encouraging new business and commercial establishments to locate in the area as well as retention of existing businesses. Landscape Issues: Areas set-aside for buffers and landscaping meet ordinance requirements. A water source within 75 feet of all landscaped areas will be required. Building Codes: 1. Eight -foot isle for designated handicap space. 2. Submit a full set of plans to building codes for review and permitting. Contact Mark Whitaker at 371-4839 for details. G. SUBDIVISION COMMITTEE COMMENT: (October 25, 2001) Frank Stewart and Tim Lemons were present, representing the application. Staff briefly described the PCD request. Staff noted that some additional project information was needed (hours of operation, building heights, signage details, lighting plan). Mr. Lemons noted that the additional information would be provided as requested. Public Works requirements were discussed. Bob Turner, Director of Public Works, indicated the driveway spacing related to John Barrow Road would be adequate. Mr. Lemons stated he would work with Public Works to resolve any other issues related to the project. 4 November 15, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7105 Landscape requirements were discussed. Staff indicated the proposed buffers and landscaping met the current ordinance requirements. Staff also stated a water source within 75 feet of all landscaped area would be required. The Committee then forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on October 311 2001. The revised site plan addresses the issues as raised by staff and the Subdivision Committee. The revised site plan includes an 8 -foot by 10 -foot ground mounted sign to be placed at the John Barrow Road and West 42nd Street intersections. The area of the sign conforms to the ordinance requirements for signage. Single family residence are located across the alley west of the site therefore. Appropriate measures should be taken to provide screening for those properties. Since there are no activities proposed on the site behind the building, the building itself can serve as screening if designed properly. The applicant has proposed any site lighting will be low- level and directed away from adjacent residential zoned properties. The applicant has also included the proposed building height (15 feet) on the revised site plan. The applicant proposes to replat Lots 1 - 6, Block 162 John Barrow Addition which will address the issue of dedication of right-of-way and street intersection radius. Otherwise, to staff's knowledge, there are no outstanding issues associated with this PCD. The proposed PCD zoning should have no adverse impact on the general area. 5 November 15, 2001 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z-7105 I. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Be no doors, windows or other openings on the rear wall of the building beyond those emergency exits required by building codes for fire safety. 3. A screening/parapet wall be constructed along the rear roofline of the building to screen roof mounted equipment from the single-family residential property to the rear. 4. Submit three (3) copies of the final plat for review by staff. PLANNING COMMISSION ACTION: (NOVEMBER 15, 2001) Staff informed the Commission the applicant submitted a letter on November 1, 2001 requesting the item be deferred to the January 3, 2002 Subdivision hearing. There was no further discussion. The item was placed on the Consent Agenda and approved for deferral. The vote was 11 ayes, 0 noes and 0 absent. 6