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HomeMy WebLinkAboutZ-7125 Staff AnalysisJanuary 3, 2002 ITEM NO.: 12.1 FILE NO.: Z-7125 NAME: Thompson Short -Form POD LOCATION: 1801 East 38th Street T)F.VF:T.OPER - Albessie A. Thompson 1815 East 38th Street Little Rock, AR 72206 ENGINEER: Ron Woods Architect 2200 Main Street Little Rock, AR 72201 AREA: .233+ Acre NUMBER OF LOTS: 1 CURRENT ZONING: R-2 PROPOSED ZONING: POD FT. NEW STREET: 0 CURRENT ALLOWED USES: Single-family residential PROPOSED USE: Office VARIANCES/WAIVERS REQUESTED: Deferral of sidewalk improvements to West 38th Street. A. PROPOSAL/REQUEST: The applicant proposes to convert an existing single-family residence into two executive office suites. The occupants of these offices are expected to be general and professional office type uses. There will be no exterior structural changes with the exception of converting the existing single car garage into a conference room. This will be accomplished by removing the overhead door and boxing in the opening allowing an opening for a window to be put into place. The interior will remain as it exists January 3, 2002 SUBDIVISION ITEM NO.: 12.1 (Cont.) B. FILE NO.: Z-7125 presently with the bedrooms functioning as the offices and the current living area functioning as the waiting reception area. The existing driveway will be expanded to the east to allow for three parking spaces, which "head into" the structure. The applicant proposes this facility to serve as a business incubator for young professionals. The office suites will be furnished with a fax machine, computers, a copy machine and Internet access. EXISTING CONDITIONS: The structure is a one-story brick and frame occupied single-family residence with a four -foot chain link fence on three sides of the property. The area around the site is similar to the structure proposed for rezoning; being well-maintained single-family structures on approximately 10,000 square foot lots. The parcel to the south of the site is the Granite Heights City Park. The Pilgrim Rest Church sits on the corner of Confederate Boulevard and West 38th Street, one lot removed from the proposed site. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comments from the neighborhood. All property owners within 200 feet of the site, all residents within 300 feet of the site who could be identified and the Granite Mountain Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to the street including 5 -foot sidewalks with planned the development. 2_ Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Grading permit will be required on this development, if trees are cleared. 4. A Sketch Grading and Drainage Plan is required prior to Subdivision Committee meeting, or no later than 5 days before Planning Commission hearing. 2 January 3, 2002 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-7125 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Countv Planning: Approved as submitted. No comment received. CATA: Project site is located on Bus Route #6 but has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Sweet Home Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for executive suites. The property is currently zoned R-2 Single -Family. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. city Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landsca a Issues: A six-foot high opaque screen, either a wooden fence with its face side directed outward, or dense evergreen plantings is required along the south, east and west perimeters of the site. 3 January 3, 2002 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-7125 Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (December 6, 2001) Ms. Albessie Thompson was present representing the application. Staff briefly described the POD request. Staff noted that some additional information was needed (days and hours of operation, number of employees). Staff stated if a ground -mounted sign was to be located on the site placement along with the details should be shown on the site plan. Tad Borkowski, Public Works Staff, stated the Public Works comments were straight -forward and general. He indicated a 60 -foot wide apron and driveway left very little for sidewalks. He stated the applicant should request a waiver for the placement of sidewalks. The Commission might be receptive to a waiver of street improvements with regard to the sidewalk since the street was built and sidewalks were not put in place stated Mr. Borkowski. Ms. Thompson stated she and her architect would work through the issues raised by staff and submit the requested information to staff no later than Wednesday December 12, 2001. After the discussion, the Committee then forwarded the POD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff noting most of the concerns raised by staff and the Subdivision Committee. The applicant is requesting a deferral of sidewalk improvements to W. 38th Street. The applicant proposes the office hours to be 8:00 am to 5:00 pm Monday through Friday. The applicant proposes three employees with one employee to be on the site at all times. There will be a 2 -foot by 2 -foot ground -mounted metal sign located in the landscaped area on the east side of the driveway. The applicant is proposing three parking spaces as a part of the development. Ordinarily the number of spaces 4 January 3, 2002 SUBDIVISION ITEM NO.: 12.1 (Cont.) FILE NO.: Z-7125 required for an office of this size would be four spaces. With three employees working and three spaces proposed for the development this would not leave any parking for clients. The applicant has requested as a part of this application consideration be given to the future of the site. The applicant proposes in the event of her death the POD zoning be repealed and the R-2 zoning be reinstated. Staff is not supportive of the proposed rezoning request. Although, there are non-residential uses in the area, the uses are concentrated along Confederate Boulevard.' The site under consideration is one house removed from a non- residential use (a church). The area to the rear of the structure is a city park, Granite Heights. The area is developed as a single-family subdivision with the homes being well-maintained and very few if any vacant or for sale. The structure being considered for rezoning is currently occupied as single-family. It is staff's opinion the neighborhood would be better served by not allowing the proposed use to be located on the site and recommends denial of the application as filed. I. STAFF RECODMENDATION: Staff recommends denial of the application as filed. PLANNING COMMISSION ACTION: (JANUARY 3, 2002) Ms. Albessie Thompson was present representing the application. There were several objectors present. Staff informed the Commission the applicant had requested the item be withdrawn. Staff stated the action would require a waiver of the By -Laws due to the late request for withdrawal. A motion was made to waiver the By -Laws. The vote passed by 11 ayes, 0 noes and 0 absent. There was no further discussion. The item was placed on the consent agenda and withdrawn. The vote was 11 ayes, 0 noes and 0 absent. 5 Item No. 12.1 Thompson Short -Form POD (Z-7125) Planning Staff Comments: 1. Provide a certified list of abutting property owners along with notice form with affidavit executed and proof of mailing. 2. Indicate on the site plan any fencing, which will be removed. 3. Specify any additional site lighting (types and locations). 4. Will there be a ground -mounted sign? If so indicate on the site plan with details (height and area). 5. Will there be a dumpster on the site? If so, show on the site plan with required screening (3 sides with 8' high opaque fence or wall.) 6. Provide days and hours of operation. 7. Provide the number of employees. 8. Indicate the total square footage of the structure on the site plan. 9. Indicate the future of the storage building. Will the building be removed from the site or will the building remain and be utilized as storage? Variance/Waivers: None requested. Public Works: 1. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with planned development. 2. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 3. Grading permit will be required on this development, if trees are cleared. 4. A Sketch Grading and Drainage Plan is required prior to subdivision committee meeting, or no later than 5 days before Planning Commission hearing. Utilities and Fire Department/County Department/CountyPlanning, Wastewater: Sewer available, not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: No comment received. Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. Page 2 Thompson Short -Form POD (Z-7125) CATA: Project site is located on Bus Route #6 but has no effect on bus radius, turnout and route. Planning Division: This request is located in the Sweet Home Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for executive office suites. The property is currently zoned R-2 Single - Family. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. Landscape: A six foot high opaque screen, either a wooden fence with its face side directed outward, or dense evergreen plantings is required along the south, east and west perimeters of the site. Submit 4 copies of the revised site plan (to include the additional information as noted above) to staff no later than Wednesday, December 12, 2001.