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HomeMy WebLinkAboutZ-7235 Staff AnalysisE NO.: Z-7235 NAME: Hillvale Addition Short -form PD -O LOCATION: Northeast corner of Stacy Lane and Farris Road DEVELOPER: E. W. McKissack 13074 Stacy Lane Little Rock, AR 72211 AREA: 0.499 Acre CURRENT ZONING: ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 NUMBER OF LOTS: 1 R-2, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD -O PROPOSED USE: Insurance office and 0-3 uses FT. NEW STREET: 0 VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to convert an existing single-family house into a Planned Development to house an insurance sales office. The applicant is also requesting 0-3 uses as alternative uses for the site. The site will remain virtually unchanged on the exterior except for the addition of a parking lot near the east property line containing 8 parking spaces. There are two large trees located in the eastern area of the site the applicant proposes to "save" as a part of the development. A single story frame building also located on the east property line will remain and be used for storage. FILE NO.: Z-7235 The applicant is proposing the placement of a ground -mounted sign to be located near the northwest property line. The sign will comply with square footage allowable under 0-3 zoning. The applicant proposes the days and hours of operation to be Monday through Saturday from 8:00 am to 5:00 pm. The applicant has stated any additional site lighting will be low level and directed away from residentially zoned properties. The applicant has stated a sidewalk will be installed on Stacy Lane to match the existing sidewalk on adjacent property. The applicant has indicated a right-of- way dedication of 5 -feet along Stacy Lane. B. EXISTING CONDITIONS.- The ONDITIONS: The site is currently being used as a single-family home. Other uses in the area include office uses to the north, south and east and multi -family to the west (Shadow Lakes Apartments). The east property line of the site is adjacent to a parking lot used by AFLAC insurance companies. A "strip office development" is located south of the site facing Stacy Lane on 0-3 zoned property and a new residential development (PRD — 6 units) has been constructed Y2 block south of the site fronting on Farris Street. To the northwest of the site is a single-family home, on 0-3 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the neighborhood. The Gibraltar Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association as well as all residents within 300 feet of the site who could be identified and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: BLIC WORKS CONDITIONS: 1. Stacy Lane is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5 -foot sidewalks with planned development. Match existing curb. 3. Appropriate handicap ramps will be required per current ADA standards. 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close one driveway or propose restrictions that prevent conflicts on Stacy Lane. ON FILE NO.: Z-7235 E F UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. ENTERGY: No comment received. ARKLA: Approved as submitted. Southwestern Bell: No comment received. Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning: No comment received. CATA:Site is not located on a dedicated bus route and has no effect on bus route, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Development - Office for an insurance office and 0-3 uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development encourages promotion of commercial and office development, which enhances the primarily residential character of the community. The plan contains an objective of encouraging neighborhood input addressing commercial and office development prior to city approval. An action statement in the plan recommends the aggressive use of Planned Zoning Districts to influence new development more compatible with the neighborhood. _Landscape: The width of the proposed landscape strip east of the proposed parking lot must be increased to at least 6.7 feet. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002 Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. Staff briefly described the proposed project indicating there were additions needed on the site plan. Staff stated the 3 FILE NO.: Z-7235 applicant should remove two parallel parking spaces shown on the site plan and move the driveway to the east to assist in "saving" a 24 -inch oak tree. Staff stated it was important to save 75% of the drip -line to aid in the tree's survival - ability. Staff also stated a 6.7 -foot landscape strip would be required along the east property line. Public Works comments were addressed. Staff stated one-half street improvements would be required along Stacy Lane and the applicant would be required to place a five (5) foot sidewalk, to match the existing sidewalk, on the adjacent property. The Committee determined there were no additional issues. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised by staff and the Subdivision Committee. The applicant has indicated the hours of operation to be 8:00 am to 5:00 pm Monday through Saturday. The applicant proposes there will be four (4) full time employees. The development will include 10 parking spaces, eight (8) of which will be added in the rear of the site, two of which will be the exiting carport area. Signage will be placed in this area indicating employee parking only. The applicant has indicated a sidewalk will be placed along Stacy Lane matching the existing sidewalk on the adjacent property. Staff is supportive of the request to convert this existing single-family home into an office use. The uses in the immediate area are predominately office type uses and the property to the north, south and east are zoned 0-3. This site is an island which has not yet converted to an office use. - Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed rezoning request. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Office Development as submitted subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 4 FILE NO.: Z - PLANNING COMMISSION ACTION: (JUNE 20, 2002) Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. There were no objectors present. Staff presented the application with a positive recommendation of the proposed planned development subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff. The vote was 7 ayes, 0 noes, 3 absent and 1 vacant position. 5 June 20, 2002 ITEM NO.: 17 NAME: Hillvale Addition Short -form PD -O LOCATION: Northeast corner of Stacy Lane and Farris Road FILE NO.: Z-7235 DEVELOPER: ENGINEER: E. W. McKissack McGetrick and McGetrick Engineers 13074 Stacy Lane 319 President Clinton Avenue Little Rock, AR 72211 Little Rock, AR 72201 AREA: 0.499 Acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family PROPOSED ZONING: PD -O PROPOSED USE: Insurance office and 0-3 uses VARIAN CESIWAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to convert an existing single-family house into a Planned Development to house an insurance sales office. The applicant is also requesting 0-3 uses as alternative uses for the site. The site will remain virtually unchanged on the exterior except for the addition of a parking lot near the east property line containing 8 parking spaces. There are two large trees located in the eastern area of the site the applicant proposes to "save" as a part of the development. A single story frame building also located on the east property line will remain and be used for storage. The applicant is proposing the placement of a ground -mounted sign to be located June 20, 2002 SUBDIVISION ITEM NO.: 17 FILE NO.: Z-7235 near the northwest property line. The sign will comply with square footage allowable under 0-3 zoning. The applicant proposes the days and hours of operation to be Monday through Saturday from 8:00 am to 5:00 pm. The applicant has stated any additional site lighting will be low level and directed away from residentially zoned properties. The applicant has stated a sidewalk will be installed on Stacy Lane to match the existing sidewalk on adjacent property. The applicant has indicated a right-of- way dedication of 5 -feet along Stacy Lane. B. EXISTING CONDITIONS: The site is currently being used as a single-family home. Other uses in the area include office uses to the north, south and east and multi -family to the west (Shadow Lakes Apartments). The east property line of the site is adjacent to a parking lot used by AFLAC insurance companies. A "strip office development" is located south of the site facing Stacy Lane on 0-3 zoned property and a new residential development (PRD — 6 units) has been constructed Y2 block south of the site fronting on Farris Street. To the northwest of the site is a single-family home, on 0-3 zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the neighborhood. The Gibraltar Heights/Point West/Timber Ridge Neighborhood Association and the Parkway Place Property Owners Association as well as all residents within 300 feet of the site who could be identified and all property owners within 200 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stacy Lane is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to the street including 5 -foot sidewalks with planned development. Match existing curb. 3. Appropriate handicap ramps will be required per current ADA standards. 4. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. Close one driveway or propose restrictions that prevent conflicts on Stacy Lane. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. PA June 20, 2002 SUBDIVISION NO.: 17 FILE NO.: Z-7235 FNTERGY: No comment received. ARKLA: Approved as submitted. Southwestern Bell: No comment received. Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning_ No comment received. CATA:Site is not located on a dedicated bus route and has no effect on bus route, turnout and route. F. ISSUESITECHNICALIDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Development - Office for an insurance office and 0-3 uses. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development encourages promotion of commercial and office development, which enhances the primarily residential character of the community. The plan contains an objective of encouraging neighborhood input addressing commercial and office development prior to city approval. An action statement in the plan recommends the aggressive use of Planned Zoning Districts to influence new development more compatible with the neighborhood. Landscape: The width of the proposed landscape strip east of the proposed parking lot must be increased to at least 6.7 feet. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002 Mr. Pat McGetrick of McGetrick and McGetrick Engineers was present representing the application. Staff briefly described the proposed project indicating there were additions needed on the site plan. Staff stated the applicant should remove two parallel parking spaces shown on the site plan and move the driveway to the east to assist in "saving" a 24 -inch oak tree. Staff 3 June 20, 2002 SUBDIVISION ITEM NO.: 17 FILE NO.: Z-7235 stated it was important to save 75% of the drip -line to aid in the tree's survival - ability. Staff also stated a 6.7 -foot landscape strip would be required along the east property line. Public Works comments were addressed. Staff stated one-half street improvements would be required along Stacy Lane and the applicant would be required to place a five (5) foot sidewalk, to match the existing sidewalk, on the adjacent property. The Committee determined there were no additional issues. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised by staff and the Subdivision Committee. The applicant has indicated the hours of operation to be 8:00 am to 5:00 pm Monday through Saturday. The applicant proposes there will be four (4) full time employees. The development will include 10 parking spaces, eight (8) of which will be added in the rear of the site, two of which will be the exiting carport area. Signage will be placed in this area indicating employee parking only. The applicant has indicated a sidewalk will be placed along Stacy Lane matching the existing sidewalk on the adjacent property. Staff is supportive of the request to convert this existing single-family home into an office use. The uses in the immediate area are predominately office type uses and the property to the north, south and east are zoned 0-3. This site is an island which has not yet converted to an office use. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed rezoning request. STAFF RECOMMENDATION: Staff recommends approval of the proposed Planned Office Development as submitted subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 4