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HomeMy WebLinkAboutZ-7213 Staff AnalysisFILE NO.: Z - NAME: Mike Berg Company Short -form POD LOCATION: 17005 Cantrell Road DEVELOPER: Mike Berg Company 1725 N. Spruce Street Little Rock, AR 72207 FNGINFFR- Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 1.37 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: General and Professional Office Uses. VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAVREQUEST: The applicant proposes to convert an existing single-family house into an office to be used as an insurance sales company. The site is located in the Highway 10 Design Overlay District. The southern -most area contains a garage (to remain) and two manufactured homes to be removed as a part of the development. The applicant is proposing 5 parking spaces in the front of the building, adjacent to Highway 10. The applicant proposes a 25 -foot landscaped area in the front yard with a single -ground mounted sign. FILE NO.: Z-7213 Cont. B. EXISTING CONDITIONS: The site contains an existing single-family house with a garage and two manufactured homes in the rear. The area to the east of the site contains a non- conforming manufactured home park and a non -conforming veterinary clinic (Town and Country Animal Hospital) adjacent to Cantrell Road in a converted single-family structure across Drew Lane. The site directly to the east is also a single-family home with a detached garage in the rear. Uses across Cantrell Road include office uses (Cingular) and vacant office zoned property (0-3 and PD -O) with vacant C-2 zoned property to the northeast. C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from the neighborhood. All property owners within 200 feet, all residents within 300 feet who could be identified and the Aberdeen Court, Bayone Place, Maywood Manor and Johnson Ranch Neighborhood Associations were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. 2. Move proposed driveway to west building line setback. Due to proximity to Drew Lane, only a single driveway access is allowed. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Appropriate handicap ramps will be required per current ADA standards. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 7. Rezoning of existing property on Drew Lane will require right-of-way dedication. Drew Lane would be classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 8. Any construction or commercial use on Drew Lane will require construction of one-half street improvements per Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: A Sewer main extension will be required, with easements, if service is required for project. Contact Jim Boyd at 376-2903 for details. ENTERGY: No comment received. 14 FILE NO.: Z-7213 Cont. ARKLA: Approved as submitted. Southwestern Bell: Approved as submitted. Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If this project is divided into more than one parcel, each parcel will have to have frontage on a water main in order to obtain water service. Contact Marie Dugan at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Dennis Free at the Little Rock Fire Department for additional information at 918-3752. County Planning: No comment received. CATA: No comment received. F. ISSU ES/TECH NICAL/DESI GN: Plannina Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development to convert an existing house into an office. A Land Use Plan amendment for a change to Suburban Office is a separate item on this agenda (LU02-19-02 Item #13). 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. Landscape -issues: The plan submitted drops below the forty (40) foot width requirement along Highway 10 required within the Highway 10 Design Overlay District. An irrigation system to water landscaped areas is required. A six-foot high opaque screen, either wooden fence with its face side directed outward or dense evergreen plantings, is required where adjacent to residential property. Building Codes: No comment. 3 FILE NO.: Z-7213 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (April 18, 2002) Mr. Mike Berg and Thomas Pownall were present representing the application. Staff briefly described the proposal noting additions needed on the site plan (sign details, proposed screening materials). Staff questioned if the application was a single -use application. Mr. Berg stated the application was for an insurance office and general and professional office type uses. Staff stated any additional site lighting would be required to be low level and directed away from residentially zoned property. Staff stated the applicant should consider eliminating the rear portion of the Planned Development since there were currently no uses planned for that portion of the site. Staff stated if in the future a use was identified, the applicant,could request an amendment to the Planned Development to include this portion of the property. Staff stated as currently shown, the applicant would be required to file an amendment because there were no proposed buildings or uses indicated: Public Works comments were discussed. Staff stated the driveway should be relocated to the west property line to allow additional separation between the driveway and Drew Lane. Staff stated if the Planned Development extended to the southern portion of the property, street improvements would be required to Drew Lane. Staff stated the applicant would be required to place sidewalks along Cantrell Road adjoining the site. Staff requested the sidewalks be placed 5 -feet off the curb to match the sidewalk on the north side of Cantrell Road. Landscaping comments were addressed. Staff stated the parking area was shown at 45 -feet in depth and 40 -feet was the requirement by ordinance. Staff stated if the applicant reduced the parking area by the 5 -feet then the applicant would be within the 40 -foot minimum setback for the Highway 10 Overlay District. Mr. Berg stated the site contained a large oak tree he was trying to preserve. Staff stated if 75 percent of the drip line was preserved, the tree was more likely to survive. After the discussion, the Committee then forwarded the Planned Development rezoning request to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to Staff on April 24, 2002. The applicant has indicated a ground -mounted sign in the landscaped area of the front yard setback and stated the sign will be within the allowable limits of the Highway 10 Overlay District. The applicant has also moved the driveway to the western most property line as requested by Public Works. The applicant has stopped the PD- O at the rear of the single-family structure leaving the rear portion of the site as R-2, Single-family zoning. 4 FILE NO.: Z-7213 (Cont. The applicant proposes the placement of five (5) parking spaces in the front yard. An office use, based on the square footage of the structure, would require four (4) spaces. The parking spaces proposed are sufficient to meet the minimum ordinance requirement. The applicant is not proposing any additional site lighting as a part of the development. The applicant has indicated the existing natural screening (privet hedge) will remain on the east and west property lines. The buffer on the east is nine (9) feet and on the west is 15.3 feet. - The proposed landscaped areas are sufficient to meet the land use buffer requirement. The applicant has not indicated a land use buffer to the south of the site and will be required to place a buffer to the residentially zoned property to the south. The applicant is proposing the landscaped area be twenty-five (25) feet and a half -berm to be constructed as allowable under the Highway 10 Overlay District guidelines for a hardship case. Since the structure is an existing single-family house and the applicant is proposing the parking in the front of the house to minimize the adverse impact to the homes along Drew Lane, the site is unable to meet the required 40 -foot front yard landscaped area. Staff is supportive of the requested reduced landscaped area. The days and hours of operation have been indicated at 8:00 am to 5:00 pm Monday through Friday. The applicant estimates the number of employees to be two (2). Staff is supportive of the proposed Planned Development. The use, an insurance office, with the limited number of employees and the days and hours of operation should have limited adverse impact on the surrounding area. The applicant is not proposing the placement of any additional site lighting therefore, the site should remain residential in character. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed Planned Development. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed rezoning request subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (MAY 9, 2002) Mr. Mike Berg and Thomas Pownall were present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. R FILE NO.: Z-7213 Cont. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 10 ayes, 0 noes and 1 absent. �-9 Item No. 13.1 — Mike Berg Co. Short -form PD -0 tk) -Stokt Z-7213 Planning Staff- Comments: 1. Provide a certified list of property owners 200 -feet of the site along with notice form, affidavit executed, and proof of mailing. 2. Provide details of sign - height/ area. 3. Is this a single -use development? 4. The number of employees is estimated at 2. 5. The days and hours of operation are 8:00 am to 5:00 pm Monday —Friday. 6. Any site lighting must be low level and directed away from residentially zoned property. 7. Provide details of the proposed treatment of the perimeter of the property, including materials and techniques used such as screens, fences and walls as well as description of uses, setbacks, and their relationship to surrounding uses on the site plan. 8. Adjust the driveway to the west property line allowing for additional separation between Drew Lane and the entrance to the site. 9. Stop the PD -O at the rear of the house and not show the entire area as a part of the PD -O. 10. Request a variance to allow a 25 -foot landscape area in the front yard - Hardship as allowed" under the HWY 10 Overlay. L '� P Variaizce/Waivers: None requested. A Public Works: lU� 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-o€way to 55 l�o feet from centerline will be required. 2. Move proposed driveway to west building line setback. Due to proximity to Drew Lane, only a single driveway access is allowed. 3. Sidewalks shall be shown conforming to Sec. 31-175 and the "MSP". 4. Appropriate handicap ramps will be required per current ADA standards. 5. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 6. Obtain permits for improvements within State Highway right-o€way from AHTD, District VI. 7. Rezoning of existing property on Drew Lane will require right-of-way dedication. Drew Lane would be classified on the Master Street Plan as a commercial street. Dedicate right-o€way to 30 feet from centerline. 8. Any construction or commercial use on Drew Lane will require construction of one-half street improvements per Master Street Plan. A� ,] Utilities and Fire Department/County Planning: Wastewater: A Sewer main extension required with easements if service is required for project. Con ct Jim Boyd at 376-2903 for details. ENTERGY: No comment received., ( -- ARKLA: Approved as submitted. Southwestern Bell: Approved as submitted. u Page 2 Subdivision Committee Comments Mike Berg Company Short -form PD -O Water: The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. If this project is divided into more than one parcel, each parcel will have to have frontage on a water main in order to obtain water service. Contact Marie Dugan at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Dennis Free at the Little Rock Fire Department for additional information at 918-3752. County Planning_ No comment received. CATA: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development to convert an existing house into an office. A Land Use Plan amendment for a change to Suburban Office is a separate item on this agenda (LU02-19-02). Landscape: The plan submitted drops below the forty (40) foot width requirement along Highway 10 required within the Highway 10 Design Overlay District. An irrigation system to water landscaped areas is required. A six-foot high opaque screen, either wooden fence with its face side directed outward or dense evergreen plantings, is required where adjacent to residential property. Submit 4 copies of the revised site plan (to include additional information as noted above) to staff no later than Wednesday April 24, 2002.