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HomeMy WebLinkAboutZ-7213-A Staff AnalysisFILE NO.: Z -7213-A NAME: Mike Berg Company Revised Short -form POD LOCATION: 17005 Cantrell Road DEVELOPER: Mike Berg Company 1725 N. Spruce Street Little Rock, AR 72207 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 1.37 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: PD -0 ALLOWED USES: Single use, Professional and General Office PROPOSED ZONING: POD PROPOSED USE: Multiple Tenants of Selected Listing of 0-1 Office Uses VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,693 dated June 4, 2002 rezoned the site from R-2, Single-family to PD -O to allow the applicant 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. FILE NO.: Z -7213-A Cont. The southern -most area contained a garage (which remains) and two manufactured homes, which were removed as a part of the development. This area was not included in the original rezoning nor is this area being considered for rezoning at this time. The applicant proposed 7 parking spaces in the front of the building, adjacent to Highway 10. The applicant proposed a 25 -foot landscaped area in.the front yard with a single -ground mounted sign. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PD -O to POD to allow more than one user or a combination of users to locate on the site. The proposed uses include; general or professional office uses, a travel agency, a photography studio or a massage therapist. As indicated on the proposed site plan there are a total of seven parking spaces located on the site. The applicant is not requesting any additional signage or any change in the hours of operation. B. EXISTING CONDITIONS: The site contains an existing single-family house, which has been converted into an office use for an insurance sales office. 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 Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comment apply. oil FILE NO.: Z -7213-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: All previous comments apply. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All previous comments apply. Fire Department: No comment. County Planning: No comment received. LATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development to allow multiple uses on the property. The request does not require a change to the Land Use Plan. 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: All previous comments apply. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Mike Berg was present representing the application. Staff stated the site was previously approved for a single use Planned Development for an office use. Staff stated the applicant was now requesting to be allowed multiple uses to locate on the site. Staff stated the request did not include any changes to the site and from a technical stand point there were no points for discussion. Staff stated the issue before the Commission was a use issue. Staff suggested Mr. Berg remove the request for a camera shop since the request could be viewed as a commercial use. Staff stated the other uses 3 FILE NO.: Z -7213-A Cont. requested did fit the office use category with limited traffic and few parking spaces required. Mr. Berg stated he would revise his request to only include those uses Staff felt comfortable with from a traffic generation and parking demand. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff removing the request to allow a camera shop to locate on the site. The applicant is requesting general and professional office uses and all other uses are low traffic generators. The existing parking would allow for multiple uses, no more than two, to locate on the site and still have adequate parking for guest and customer traffic. The building has been designed to allow for two offices and the former living area to serve as a reception area. Other areas of the former home serve as storage and filing areas. To increase the building to three uses would not be feasible according to the applicant from a parking standpoint or from allowable space. The site is currently being used as an insurance office and a massage therapy clinic. Staff feels these two uses are compatible and should have minimal to no negative impact on the surrounding neighborhood. If the site were to develop with one of the alternative uses requested (general or professional office uses, a travel agency, a photography studio) any of these uses would not negatively impact the area either. The applicant has not requested any additional signage as a part of the development. The previous approval included the development of a ground mounted monument style sign located along Cantrell Road. The sign constructed was not as approved and the sign is currently in violation and must be brought into compliance with the approved site plan. There is not any additional signage being requested as a part of this proposal. Any additional signage must be accomplished by a shared agreement with the existing approved single -ground mounted monument style sign or with wall signage as allowed per the Zoning Ordinance for wall signage allowed in office zones. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the additional uses would have minimal impact on the surrounding area if developed with two uses of general and professional office, a photography studio, a massage therapy clinic or a travel agency. STAFF RECOMMENDATION: Staff recommends approval of the request to revise the PD -O to a POD to allow multiple uses, no more than two at one time, to locate on the site subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 4 FILE NO.: Z -721 3-A Cont. The ground mounted sign located on the site must be brought into compliance with the Highway 10 Design Overlay standards. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Mike Berg was present representing the applicant. There were no objectors present. Staff stated there were no additional outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request to revise the PD -O to a POD to allow multiple uses, no more than two at one time, to locate on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff stated the ground -mounted sign located on the site must be brought into compliance with the Highway 10 Design Overlay standards. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. May 1, 2003 ITEM NO.: 9 NAME: Mike Berg Company Revised Short -form POD LOCATION: 17005 Cantrell Road DEVELOPER: Mike Berg Company 1725 N. Spruce Street Little Rock, AR 72207 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 1.37 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 URRENT ZONING: PD -O ALLOWED USES: Single use, Professional and General Office PROPOSED ZONING: POD FILE NO.: Z-7213 PROPOSED USE, Multiple Tenants of Selected Listing of 0-1 Office Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,693 dated June 4, 2002 rezoned the site from R-2, Single-family to PD -O to allow the applicant 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. May 1, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7213 The southern -most area contained a garage (which remains) and two manufactured homes, which were removed as a part of the development. This area was not included in the original rezoning nor is this area being considered for rezoning at this time. The applicant proposed 7 parking spaces in the front of the building, adjacent to Highway 10. The applicant proposed a 25 -foot landscaped area in the front yard with a single -ground mounted sign. A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PD -O to POD to allow more than one user or a combination of users to locate on the site. The proposed uses include; general or professional office uses, a travel agency, a photography studio or a massage therapist. As indicated on the proposed site plan there are a total of seven parking spaces located on the site. The applicant is not requesting any additional signage or any change in the hours of operation. B. EXISTING CONDITIONS: The site contains an existing single-family house, which has been converted into an office use for an insurance sales office. 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 Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comment apply. K May 1, 2003 SUBDIVISfON ITEM NO.: 9 Cont. FILE NO.: Z-7213 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: All previous comments apply. Enter : No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: All previous comments apply. Fire Department: No comment. County Plann�: No comment received. CATA: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning_ Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development to allow multiple uses on the property. The request does not require a change to the Land Use Plan. 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: All previous comments apply. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Mike Berg was present representing the application. Staff stated the site was previously approved for a single use Planned Development for an office use. Staff stated the applicant was now requesting to be allowed multiple uses to locate on the site. Staff stated the request did not include any changes to the site and from a technical stand point there were no points for discussion. Staff stated the issue before the Commission was a use issue. 9 May 1, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO-: Z-7213 Staff suggested Mr. Berg remove the request for a camera shop since the request could be viewed as a commercial use. Staff stated the other uses requested did fit the office use category with limited traffic and few parking spaces required. Mr. Berg stated he would revise his request to only include those uses Staff felt comfortable with from a traffic generation and parking demand. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS - The applicant submitted a revised cover letter to staff removing the request to allow a camera shop to locate on the site. The applicant is requesting general and professional office uses and all other uses are low traffic generators. The existing parking would allow for multiple uses, no more than two, to locate on the site and still have adequate parking for guest and customer traffic. The building has been designed to allow for two offices and the former living area to serve as a reception area. Other areas of the former home serve as storage and filing areas. To increase the building to three uses would not be feasible according to the applicant from a parking standpoint or from allowable space. The site is currently being used as an insurance office and a massage therapy clinic. Staff feels these two uses are compatible and should have minimal to no negative impact on the surrounding neighborhood. If the site were to develop with one of the alternative uses requested (general or professional office uses, a travel agency, a photography studio) any of these uses would not negatively impact the area either. The applicant has not requested any additional signage as a part of the development. The previous approval included the development of a ground mounted monument style sign located along Cantrell Road. The sign constructed was not as approved and the sign is currently in violation and must be brought into compliance with the approved site plan. There is not any additional signage being requested as a part of this proposal. Any additional signage must be accomplished by a shared agreement with the existing approved single -ground mounted monument style sign or with wall signage as allowed per the Zoning Ordinance for wall signage allowed in office zones. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the additional uses would have minimal impact on the surrounding area if developed with two uses of general and professional office, a photography studio, a massage therapy clinic or a travel agency. 2 May 1, 2003 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z-7213 1. STAFF RECOMMENDATION: Staff recommends approval of the request to revise the PD -O to a POD to allow multiple uses, no more than two at one time, to locate on the site subject to compliance with the conditions outlined in paragraphs D, E and F of this report. The ground mounted sign located on the site must be brought into compliance with the Highway 10 Design Overlay standards. PLANNING COMMISSION ACTION: (MAY 1, 2003) Mr. Mike Berg was present representing the applicant. There were no objectors present. Staff stated there were no additional outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request to revise the PD -0 to a POD to allow multiple uses, no more than two at one time, to locate on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff stated the ground -mounted sign located on the site must be brought into compliance with the Highway 10 Design Overlay standards. There was no further discussion of the item. The chairman placed the item for inclusion of the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. May 1, 2003 LE NO.: Z - NAME: Mike Berg Company Revised Short -form POD LOCATION: 17005 Cantrell Road DEVELOPER: Mike Berg Company 1725 N. Spruce Street Little Rock, AR 72207 ENGINEER: Thomas Engineering 3810 Lookout Road North Little Rock, AR 72116 AREA: 1.37 Acres NUMBER OF LOTS: 3 FT. NEW STREET: 0 CURRENT ZONING: PD -O ALLOWED USES: Single use, Professional and General Office OPOSED ZONING: POD PROPOSED USE: Multiple Tenants of Selected Listing of 0-1 Office Uses VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 18,693 dated June 4, 2002 rezoned the site from R-2, Single-family to PD -O to allow the applicant 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. May 1, 2003 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-7213 The southern -most area contained a garage (which remains) and two manufactured homes, which were removed as a part of the development. This area was not included in the original rezoning nor is this area being considered for rezoning at this time. The applicant proposed 7 parking spaces in the front of the building, adjacent to Highway 10. The applicant proposed a 25 -foot landscaped area in the front yard with a single -ground mounted sign. A. PROPOSAL/REQUEST The applicant proposes to revise the previously approved PD -O to POD to allow more than one user or a combination of users to locate on the site. The proposed uses include; general or professional office uses, a travel agency, a photography studio or a massage therapist. As indicated on the proposed site plan there are a total of seven parking spaces located on the site. The applicant is not requesting any additional signage or any change in the hours of operation. B. EXISTING CONDITIONS: The site contains an existing single-family house, which has been converted into an office use for an insurance sales office. 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 Property Owners Association and the Maywood Manor Neighborhood Association were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. All previous comment apply. 2 May 1, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) _ FILE NO.: Z-7213 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: All previous comments apply. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: All previous comments apply. Fire Department: No comment. County Planning: No comment received. CATH: The site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development to allow multiple uses on the property. The request does not require a change to the Land Use Plan. Citv Recoanized 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: All previous comments apply. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (April 10, 2003) Mr. Mike Berg was present representing the application. Staff stated the site was previously approved for a single use Planned Development for an office use. Staff stated the applicant was now requesting to be allowed multiple uses to locate on the site. Staff stated the request did not include any changes to the site and from a technical stand point there were no points for discussion. Staff stated the issue before the Commission was a use issue. 3 May 1, 2003 SUBDIVISION ITEM NO.: 9 (Cont. FILE NO.: Z-7213 Staff suggested Mr. Berg remove the request for a camera shop since the request could be viewed as a commercial use. Staff stated the other uses requested did fit the office use category with limited traffic and few parking spaces required. Mr. Berg stated he would revise his request to only include those uses Staff felt comfortable with from a traffic generation and parking demand. There were no further items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to staff removing the request to allow a camera shop to locate on the site. The applicant is requesting general and professional office uses and all other uses are low traffic generators. The existing parking would allow for multiple uses, no more than two, to locate on the site and still have adequate parking for guest and customer traffic. The building has been designed to allow for two offices and the former living area to serve as a reception area. Other areas of the former home serve as storage and filing areas. To increase the building to three uses would not be feasible according to the applicant from a parking standpoint or from allowable space. The site is currently being used as an insurance office and a massage therapy clinic. Staff feels these two uses are compatible and should have minimal to no negative impact on the surrounding neighborhood. If the site were to develop with one of the alternative uses requested (general or professional office uses, a travel agency, a photography studio) any of these uses would not negatively impact the area either. The applicant has not requested any additional signage as a part of the development. The previous approval included the development of a ground mounted monument style sign located along Cantrell Road. The sign constructed was not as approved and the sign is currently in violation and must be brought into compliance with the approved site plan. There is not-" any additional signage being requested as a part of this proposal. Any additional signage must be accomplished by a shared agreement with the existing approved single -ground mounted monument style sign or with wall signage as allowed per the Zoning Ordinance for wall signage allowed in office zones. Otherwise, to Staff's knowledge, there are no outstanding issues associated with the proposed request. Staff feels the additional uses would have minimal impact on the surrounding area if developed with two uses of general and professional office, a photography studio, a massage therapy clinic or a travel agency. 112 May 1, 2003 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-7213 I. STAFF RECOMMENDATION: Staff recommends approval of the request to revise -the PD -O to a POD to allow multiple uses, no more than two at one time, to locate on the site subject to compliance with the conditions outlined in paragraphs D, E and F of this report. The ground mounted sign located on the site must be brought into compliance with the Highway 10 Design Overlay standards. 61