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HomeMy WebLinkAboutZ-7349 Staff AnalysisFILE NO.: Z-7349 NAME: FC Partnership Short -form POD LOCATION: 13616 Kanis Road DEVELOPER: ENGINEER: FC Partnership Donald Brooks 1 Pinehurst Circle 20820 Arch Street Pike Little Rock, AR 72212 Hensley, AR 72065 AREA: 2.369 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD PROPOSED USE: Office — General and Professional VARIANCESIWAIVERS REQUESTED: None requested. A. PROP OSALIREQUEST: The applicant proposes to convert this existing single-family structure into an office use. The applicant proposes the site to be used as an office use to conduct their real estate development and property management services company. The applicant has indicated the site will not be used for storage of building material or any other activity related to that type of function. The applicant has indicated the company is currently comprised of three (3) employees and the normal business hours of operation are from 7:00 am to 6:00 pm Monday through Saturday. The applicant has indicated there will be no exterior modifications to the existing structure or the building footprint. The applicant has indicated all work to the FILE NO.: Z-7349 (Cont. structure will be cosmetic by painting, replacing windows and updating the interior. In addition, the applicant has indicated a parking pad will be added to the east side of the structure with parking for eight (8) vehicles. The surface will be a hard surface parking pad as required by the Zoning Ordinance. The applicant has indicated landscaping to be installed as required by the Landscape Ordinance to the front of the structure. The applicant has also indicated the rear 100 -feet of the property will remain undisturbed green space. The applicant is requesting alternative uses for the site of both professional and general office uses. B. EXISTING CONDITIONS: The site contains an existing single-family structure which is currently vacant. There is a PD -0 located east of the site and two (2) single-family homes located west of the site. South of the site there are single-family homes scattered along Kanis Road. Southwest of the site is PRD zoning which was not rezoned when the former Brodie Creek rezoning took place (now called Woodlands Edge). The site contains an existing circular driveway, which appears to cross over the adjoining property before exiting to Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Parkway Place Property Owners Association and the Gibralter Height/Point West/Timber Ridge Property Owners Association were notified of the Public Hearing along with all property owners within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis 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. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with planned development. The project would qualify for a contribution in -lieu of construction. 3. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only single driveway access would be allowed that is located near the center of the property frontage. 4. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permits prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Stormwater Detention Ordinance applies to this property. 2 FILE NO.: Z-7349 Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water at 992- 2438 for additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUESITECHNICAL/DESIGN: Planninq Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a POD for an office development. The request is consistent with the Land Use of Suburban Office. 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 Goal supports the promotion of commercial and office development that enhances the primarily residential character of the community. The Goal of enhancing the residential character of the area is supported by an Action Statement that recommends the aggressive use of Planned Zoning District's (PZD's) to influence more neighborhood friendly development. Landscape Issues: The proposed parking area should be moved southward in order to preserve the trees located immediately north of the proposed parking lot. Buiidina Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was present representing the application. Staff presented an overview of the item indicating there were additional items needed on the proposed site plan. Staff requested the parking area to the east of the building 3 FILE NO.: Z-7349 (Cont. be relocated to the south enough to save the existing tree. Staff also requested the parking spaces be indicated on the proposed site plan. Public Works comments were addressed. Staff requested the applicant dedicate right-of-way on Kanis Road and stated they would support a 15 -percent in -lieu contribution for street construction to the roadway. Staff also requested the eastern -most driveway be removed. Staff stated only a single driveway access near the center of the property would be allowed on the site. There were no further issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated on the site plan the proposed parking pad with eight (8) parking spaces. The applicant has also indicated the large tree located on the east of the building will be maintained. The revised site plan only includes one driveway location, the existing western most drive. The applicant has indicated the eastern drive will be removed prior to occupancy. The applicant is not proposing any signage as a part of the development. Staff supports allowing office standard signage. The applicant is also not proposing any new fencing on the site. The applicant is however proposing the addition of landscaping in the front yard area and a 100 -foot natural undisturbed area located on the rear of the structure. Staff is supportive of the request. Staff feels the area should remain residential in character while allowing limited non- residential development to occur. The applicant proposes the hours of operation to be from 7:00 am to 6:00 pm Monday through Saturday. There will be three (3) employees reporting to the site, which would yield a limited amount of traffic. The site will be used as a corporate office for the FC Enterprises, Inc. a residential contractor firm. The applicant has also requested alternative uses for the site to include general and professional office uses. The site is shown as Suburban Office on the Future Land Use Plan and the proposed development is consistent with this classification. Staff is unaware of any outstanding issues associated with the proposed development. Staff recommends approval of the rezoning request to rezone the site to POD. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff report. 4 FILE NO.: Z-7349 Staff recommends approval of the request to allow an in -lieu contribution for street construction to Kanis Road. Staff recommends signage be limited to that allowed in office zones. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval of the POD zoning request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also recommended approval of the applicant's request to allow an in -lieu contribution for street construction to Kanis Road. Staff presented a recommendation that any development signage be limited to that allowed in office zones. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 February 6, 2003 ITEM NO.: 14 NAME: FC Partnership Short -form POD LOCATION: 13616 Kanis Road DEVELOPER: FC Partnership 1 Pinehurst Circle Little Rock, AR 72212 AREA: 2.369 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD FILE NO.: Z-7349 ENGINEER: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 FT. NEW STREET: 0 PROPOSED USE: Office — General and Professional VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to convert this existing single-family structure into an office use. The applicant proposes the site to be used as an office use to conduct their real estate development and property management services company. The applicant has indicated the site will not be used for storage of building material or any other activity related to that type of function. The applicant has indicated the company is currently comprised of three (3) employees and the normal business hours of operation are from 7:00 am to 6:00 pm Monday through Saturday. The applicant has indicated there will be no exterior modifications to the existing structure or the building footprint. The applicant has indicated all work to the February 6, 2003 SUBDIVISION ITEM NO.: 14 FILE NO.: Z-7349 structure will be cosmetic by painting, replacing windows and updating the interior. In addition, the applicant has indicated a parking pad will be added to the east side of the structure with parking for eight (8) vehicles. The surface will be a hard surface parking pad as required by the Zoning Ordinance. The applicant has indicated landscaping to be installed as required by the Landscape Ordinance to the front of the structure. The applicant has also indicated the rear 100 -feet of the property will remain undisturbed green space. The applicant is requesting alternative uses for the site of both professional and general office uses. B. EXISTING CONDITIONS: The site contains an existing single-family structure which is currently vacant. There is a PD -0 located east of the site and two (2) single-family homes located west of the site. South of the site there are single-family homes scattered along Kanis Road. Southwest of the site is PRD zoning which was not rezoned when the former Brodie Creek rezoning took place (now called Woodlands Edge). The site contains an existing circular driveway, which appears to cross over the adjoining property before exiting to Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Parkway Place Property Owners Association and the Gibralter Height/Point West/Timber Ridge Property Owners Association were notified of the Public Hearing along with all property owners within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis 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. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with planned development. The project would qualify for a contribution in -lieu of construction. 3. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only single driveway access would be allowed that is located near the center of the property frontage. 2 February 6, 2003 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-7349 4. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permits prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Stormwater Detention Ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water at 992- 2438 for additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a POD for an office development. The request is consistent with the Land Use of Suburban Office. Ci Reco nixed Nei hborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development Goal supports the promotion of commercial and office development that enhances the primarily residential character of the community. The Goal of enhancing the residential character of the area is supported by an Action Statement that recommends the aggressive use of Planned Zoning District's (PZD's) to influence more neighborhood friendly development. Landscape Issues: The proposed parking area should be moved southward in order to preserve the trees located immediately north of the proposed parking lot. Building Codes: No comment. K, February 6, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z - G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was present representing the application. Staff presented an overview of the item indicating there were additional items needed on the proposed site plan. Staff requested the parking area to the east of the building be relocated to the south enough to save the existing tree. Staff also requested the parking spaces be indicated on the proposed site plan. Public Works comments were addressed. Staff requested the applicant dedicate right-of-way on Kanis Road and stated they would support a 15 -percent in -lieu contribution for street construction to the roadway. Staff also requested the eastern -most driveway be removed. Staff stated only a single driveway access near the center of the property would be allowed on the site. There were no further issues for discussion. The Committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated on the site plan the proposed parking pad with eight (8) parking spaces. The applicant has also indicated the large tree located on the east of the building will be maintained. The revised site plan only includes one driveway location, the existing western most drive. The applicant has indicated the eastern drive will be removed prior to occupancy. The applicant is not proposing any signage as a part of the development. Staff supports allowing office standard signage. The applicant is also not proposing any new fencing on the site. The applicant is however proposing the addition of landscaping in the front yard area and a 100 -foot natural undisturbed area located on the rear of the structure. Staff is supportive of the request. Staff feels the area should remain residential in character while allowing limited non- residential development to occur. The applicant proposes the hours of operation to be from 7:00 am to 6:00 pm Monday through Saturday. There will be three (3) employees reporting to the site, which would yield a limited amount of traffic. The site will be used as a corporate office for the FC Enterprises, Inc. a residential contractor firm. The applicant has also requested alternative uses for the site to include general and professional office uses. The site is shown as Suburban Office on the Future Land Use Plan and the proposed development is consistent with this classification. Staff is unaware of 4 February 6, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7349 The site is shown as Suburban Office on the Future Land Use Plan and the proposed development is consistent with this classification. Staff is unaware of any outstanding issues associated with the proposed development. Staff recommends approval of the rezoning request to rezone the site to POD. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff report. Staff recommends approval of the request to allow an in -lieu contribution for street construction to Kanis Road. Staff recommends signage be limited to that allowed in office zones. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was present. There were no objectors present. Staff presented the item with a recommendation of approval of the POD zoning request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also recommended approval of the applicant's request to allow an in -lieu contribution for street construction to Kanis Road. Staff presented a recommendation that any development signage be limited to that allowed in office zones. There was no further discussion of the item. The item was placed on the Consent Agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 February 6, 2003 TEM NO.: 14 NAME: FC Partnership Short -form POD LOCATION: 13616 Kanis Road DEVELOPER: FC Partnership 1 Pinehurst Circle Little Rock, AR 72212 AREA: 2.369 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family Residential PROPOSED ZONING: POD FILE NO.: Z-734 ENGINEER: Donald Brooks 20820 Arch Street Pike Hensley, AR 72065 FT. NEW STREET: 0 PROPOSED USE: Office — General and Professional VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to convert this existing single-family structure into an office use. The applicant proposes the site to be used as an office use to conduct their real estate development and property management services company. The applicant has indicated the site will not be used for storage of building material or any other activity related to that type of function. The applicant has indicated the company is currently comprised of three (3) employees and the normal business hours of operation are from 7:00 am to 6:00 pm Monday through Saturday. The applicant has indicated there will be no exterior modifications to the existing structure or the building footprint. The applicant has indicated all work to the February 6, 2003 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-7349 structure will be cosmetic by painting, replacing windows and updating the interior. In addition, the applicant has indicated a parking pad will be added to the east side of the structure with parking for eight (8) vehicles. The surface will be a hard surface parking pad as required by the Zoning Ordinance. The applicant has indicated landscaping to be installed as required by the Landscape Ordinance to the front of the structure. The applicant has also indicated the rear 100 -feet of the property will remain undisturbed green space. The applicant is requesting alternative uses for the site of both professional and general office uses. B. EXISTING CONDITIONS: The site contains an existing single-family structure which is currently vacant. There is a PD -O located east of the site and two (2) single-family homes located west of the site. South of the site there are single-family homes scattered along Kanis Road. Southwest of the site is PRD zoning which was not rezoned when the former Brodie Creek rezoning took place (now called Woodlands Edge). The site contains an existing circular driveway, which appears to cross over the adjoining property before exiting to Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Parkway Place Property Owners Association and the Gibralter Height/Point West/Timber Ridge Property Owners Association were notified of the Public Hearing along with all property owners within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis 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. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with planned development. The project would qualify for a contribution in -lieu of construction. 3. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only single driveway access would be allowed that is located near the center of the property frontage. 2 February 6, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7349 4. Plans of all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permits prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Stormwater Detention Ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water at 992- 2438 for additional water meter(s) are required. Fire Department: Approved as submitted. County Plan : No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a POD for an office development. The request is consistent with the Land Use of Suburban Office. 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 Goal supports the promotion of commercial and office development that enhances the primarily residential character of the community. The Goal of enhancing the residential character of the area is supported by an Action Statement that recommends the aggressive use of Planned Zoning District's (PZD's) to influence more neighborhood friendly development. Landscape Issues: The proposed parking area should be moved southward in order to preserve the trees located immediately north of the proposed parking lot. Buildina Codes: No comment. K, February 6, 2003 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z-7349 G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) The applicant was present representing the application. Staff presented an overview of the item indicating there were additional items needed ori the proposed site plan. Staff requested the parking area to the east of the building be relocated to the south enough to save the existing tree. Staff also requested the parking spaces be indicated on the proposed site plan. Public Works comments were addressed. Staff requested the applicant dedicate right-of-way on Kanis Road and stated they would support a 15 -percent in -lieu contribution for street construction to the roadway. Staff also requested the eastern -most driveway be removed. Staff stated only a single driveway access near the center of the property would be allowed on the site. There were no further issues for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the :issues raised by Staff and the Subdivision Committee. The applicant has indicated on the site plan the proposed parking pad with eight (8) parking spaces. The applicant has also indicated the large tree located on the east of the building will be maintained. The revised site plan only includes one driveway location, the existing western most drive. The applicant has indicated the eastern drive will be removed prior to occupancy. The applicant is not proposing any signage as a part of the development. Staff supports allowing office standard signage. The applicant is also not proposing any new fencing on the site. The applicant is however proposing the addition of landscaping in the front yard area and a 100 -foot natural undisturbed area located on the rear of the structure. Staff is supportive of the request. Staff feels the area should remain residential in character while allowing limited non- residential development to occur. The applicant proposes the hours of operation to be from 7:00 am to 6:00 pm Monday through Saturday. There will be three (3) employees reporting to the site, which would yield a limited amount of traffic. The site will be used as a corporate office for the FC Enterprises, Inc. a residential contractor firm. The applicant has also requested alternative uses for the site to include general and professional office uses. The site is shown as Suburban Office on the Future Land Use Plan and the proposed development is consistent with this classification. Staff is unaware of C! February 6, 2003 SUBDIVISION ITEM NO.: 14 Cont. FILE NO.: Z-7349 any outstanding issues associated with the proposed development. Staff recommends approval of the rezoning request to rezone the site to POD. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the Staff report. Staff recommends approval of the request to allow an in -lieu contribution for street construction to Kanis Road. Staff recommends signage be limited to that allowed in office zones. Subdivision Committee Comments Item No. 14 FC Partnership Short -form POD January 16, 2003 7-7-IdQ Planning Staff Comments: 1. Any additional site lighting must be low level and directional directed away from residentially zoned property. 2. Provide signage details (height, area, material, location). 3. The drive and parking area must be constructed of a hard surface unless a waiver is granted. 4. Relocate the parking pad to the south to maintain the existing mature tree located near the proposed parking area. Indicate the parking spaces on the proposed parking pad. 5. Remove the secondary drive, which exits to the eastern property line. 6. Provide any proposed fencing, material and height. 7. Provide notification of property owners located within 200 -feet of the site complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: ) ` Public Works - 1 . orks: 1. Kanis 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. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with planned development. The project would qualify for a contribution in -lieu of construction. 3. Driveway locations do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. Only single driveway access would be allowed that is located near the center of the property frontage. 4. Plans of all work in the right-of-way shill be submitted for approval prior to start of work. Obtain barricade permits prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1817 (Derrick Bergfield). 5. Stormwater Detention Ordinance applies to this property. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Contact Little Rock Wastewater at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: No objection. Contact Central Arkansas Water at 992-2438 for additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division - Landscape Issues: The proposed parking area should be moved southward in order to preserve the trees located immediately north of the proposed parking lot. Revised plat/plan: Submit four (4) copies of a revised site plan (to include the additional information as noted above) to staff on Wednesday, January 22, 2003.