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HomeMy WebLinkAboutZ-7472 Staff AnalysisFILE NO.: Z-7472 NAME: Upshaw Short -form POD LOCATION: 11523 Kanis Road DEVELOPER: Ted Upshaw 11523 Kanis Road Little Rock, AR 72211 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 0.47 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: General and Professional Office VARIANCESANAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone this site from R-2, Single-family to POD to allow the site to redevelop with a single 4800 square foot single story building and 16 parking spaces. The applicant proposes to place office uses on the site; general and professional office uses. FILE NO.: Z-7472 (Cont. The applicant proposes the placement of a single dumpster on the site which is to be located at the south property line. The applicant is also proposing the placement of a single ground mounted sign in the front yard setback of Kanis Road. The applicant has indicated the proposed signage will comply with signage allowed in office zones. The applicant proposes the placement of a single driveway into the development from Kanis Road. The driveway will be located near the western property line in the area identified as a access easement. The site services property located to the south with a 20 -foot access easement. This access easement is in place through a deed restriction. B. EXISTING CONDITIONS: The site contains an existing structure currently being used as an office use. There are other office uses in the area. The area to the south is developed with a light industrial type user. The R-2 zoned area to the east contains also an office use. The area to the west is developed with a multiple building office development. A Planned Development for a phased office development was reviewed and recommended for approval by the Commission at their July 24, 2003 Public Hearing for the northwest corner of Autumn Road and Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Birchwood Neighborhood Association and the John Barrow Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. 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 as shown on the plans. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including a 5 -foot sidewalk with the planned development. 3. Storm water detention ordinance applies to this property. 4. All driveways shall be concrete aprons per City Ordinance. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. K FILE NO.: Z-7472 Cont. E F 6. A grading permit in accordance with Section 29-186 (c) & prior to any land clearing or grading activities at the site drainage plans will need to be submitted and approved construction. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point. Enemy: No comment received. SBC: No comment received. (d) will be required Site grading, and prior to the start of Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) and/or on site fire protection may be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. ISSU ESITECH N ICAUDES IGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Office Development for a one-story office building. The request does not require a change to the Land Use Plan. City Recognized Nei hborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscare: The plan submitted does not allow for the required nine (9) foot wide land use buffers and screening required along the eastern and southern perimeters of the site. This is required because these adjacent properties are zoned residential. These requirements may be deemed unnecessary because, even though zoned residential, the uses are commercial. 3 FILE NO.: Z-7472 The Landscape Ordinance requires a minimum six (6) foot nine (9) inch wide landscape strip along the southern perimeter of the site. Eight percent (636 square feet) of the interior of the proposed vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7 Y2 feet in width. No provision has been made for building landscaping. There is considerable flexibility with this requirement. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Pat McGetrick was present representing the request. Staff stated the request was in an area along Kanis Road, which had developed primarily with non- residential uses. Staff questioned if there was any possibility of consolidation of ownerships in the area. Mr. McGetrick stated that was not an alternative at this time. Staff stated there were some concerns with the proposed development related to the placement of the driveway to serve the lot. Mr. McGetrick stated the location was in place by a deed restriction and could not be relocated without consent from the owner to the south. Staff suggested Mr. McGetrick contact the property owner to the west to review the possibility of a shared driveway for the two sites. Landscaping comments were addressed. Staff stated the interior landscaping did not meet ordinance requirements. Staff stated a minimum buffer of nine feet was required adjacent to residentially zoned properties. Staff noted the requirement may be deemed unnecessary since although the adjacent properties were zoned residentially they were functioning as commercial uses. Staff noted the Landscape Ordinance required a six foot nine inch strip along the southern perimeter of the site. Staff also stated the applicant would be required to provide building landscaping and eight percent or 636 square feet of the interior of the proposed vehicular use area must be landscaped with interior islands of at least 150 square feet in area and seven and one-half feet in width. The applicant was instructed to provide staff with a revised site plan to include the additional comments no later than August 20, 2003. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on August 20, 2003 addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has increased the landscape area along the southern perimeter to seven feet to meet the minimum six feet nine inch minimum requirement. The applicant has indicated the dumpster will be located adjacent 4 FILE NO.: Z-7472 (Cont.) to the seven foot strip and be screened per ordinance requirement (at least two feet above the finished height of the dumpster on three sides). The applicant has indicated a six foot landscape strip along the eastern perimeter. The ordinance would typically require a land use buffer in this area of nine feet although the Commission may deem this unnecessary if adjacent to a similar use. The area to the east is zoned R-2, Single-family but is currently a non-residential use. Staff feels the six feet proposed is sufficient landscaping and screening in this area is not warranted. The area is not likely to develop as a residential use in the future. The applicant is proposing the placement of a 4,800 square foot office building on the site with 16 parking spaces. The typical minimum parking required for an office development of this size would be 12 parking spaces. The proposed parking is more than adequate to meet the typical minimum parking demand. The applicant has indicated the hours of operation will be 7:00 am to 6:00 pm Monday through Saturday. Staff is supportive of the requested hours of operation. The hours proposed are consistent with other hours of operation in the immediate area. The applicant has indicated the users of the proposed development will be general and professional office users. This is also consistent with development in the immediate area and should have minimal to no adverse impact on adjoining properties. The applicant has indicated a single sign location on the proposed site plan. The applicant has indicated the sign will be a maximum of six feet in height and sixty- four square feet in sign area. Staff is supportive of the requested signage. The applicant has indicated the driveway will be located near the western property line. Staff is not supportive of the proposed driveway. The proposed driveway is off set from Autumn Road and will possible cause traffic conflicts if developed in this location. Staff would recommend the applicant work with the property owner to the west to develop a shared driveway which would line up with Autumn Road or to relocate the driveway on the site to the east away from the intersection. The applicant has indicted there is not a Bill of Assurance in effect for the proposed site. Staff feels with the driveway issue not being resolved they cannot support the development as proposed. Should the applicant secure a shared driveway location with the property owner to the west staff would look more favorable on the proposed request. STAFF RECOMMENDATION: Staff recommends denial of the proposed rezoning request as filed. 5 FILE NO.: Z-7472 (Cont. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed requested. Staff stated the applicant had worked to secure a shared driveway location with the property owner to the west and the new intersection would align with Autumn Road when widened. Staff presented the item with a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. D September 4, 2003 ITEM NO.: 19 NAME: Upshaw Short -form POD LOCATION: 11523 Kanis Road DEVELOPER: Ted Upshaw 11523 Kan is Road Little Rock, AR 72211 ENGINEER: McGetrick & McGetrick 319 President Clinton Avenue Little Rock, AR 72201 AREA: 0.47 Acres NUMBER OF LOTS: 1 CURRENT ZONING: R-2, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: General and Professional Office FILE NO.: Z-7472 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes to rezone this site from R-2, Single-family to POD to allow the site to redevelop with a single 4800 square foot single story building and 16 parking spaces. The applicant proposes to place office uses on the site; general and professional office uses. September 4, 2003 SUBDIVISION ITEM NO.: 19 [Cont. FILE NO.: Z-74 The applicant proposes the placement of a single dumpster on the site which is to be located at the south property line. The applicant is also proposing the placement of a single ground mounted sign in the front yard setback of Kanis Road. The applicant has indicated the proposed signage will comply with signage allowed in office zones. The applicant proposes the placement of a single driveway into the development from Kanis Road. The driveway will be located near the western property line in the area identified as a access easement. The site services property located to the south with a 20 -foot access easement. This access easement is in place through a deed restriction. B. EXISTING CONDITIONS: The site contains an existing structure currently being used as an office use. There are other office uses in the area. The area to the south is developed with a light industrial type user. The R-2 zoned area to the east contains also an office use. The area to the west is developed with a multiple building office development. A Planned Development for a phased office development was reviewed and recommended for approval by the Commission at their July 24, 2003 Public Hearing for the northwest corner of Autumn Road and Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. The Birchwood Neighborhood Association and the John Barrow Neighborhood Association along with all owners of property located within 200 feet of the site and all residents, who could be identified, located within 300 feet of the site were notified of the Public Hearing. 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 as shown on the plans. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including a 5 -foot sidewalk with the planned development. 3. Storm water detention ordinance applies to this property. 4. All driveways shall be concrete aprons per City Ordinance. 2 September 4, 2003 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7472 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 6. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Enerav: No comment received SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) and/or on site fire protection may be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECH N ICAUDESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Office Development for a one-story office building. 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. c1 September 4, 2003 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-7472 Landscape: The plan submitted does not allow for the required nine (9) foot wide land use buffers and screening required along the eastern and southern perimeters of the site. This is required because these adjacent properties are zoned residential. These requirements may be deemed unnecessary because, even though zoned residential, the uses are commercial. The Landscape Ordinance requires a minimum six (6) foot nine (9) inch wide landscape strip along the southern perimeter of the site. Eight percent (636 square feet) of the interior of the proposed vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7 Y2 feet in width. No provision has been made for building landscaping. There is considerable flexibility with this requirement. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. Pat McGetrick was present representing the request. Staff stated the request was in an area along Kanis Road, which had developed primarily with non- residential uses. Staff questioned if there was any possibility of consolidation of ownerships in the area. Mr. McGetrick stated that was not an alternative at this time. Staff stated there were some concerns with the proposed development related to the placement of the driveway to serve the lot. Mr. McGetrick stated the location was in place by a deed restriction and could not be relocated without consent from the owner to the south. Staff suggested Mr. McGetrick contact the property owner to the west to review the possibility of a shared driveway for the two sites. Landscaping comments were addressed. Staff stated the interior landscaping did not meet ordinance requirements. Staff stated a minimum buffer of nine feet was required adjacent to residentially zoned properties. Staff noted the requirement may be deemed unnecessary since although the adjacent properties were zoned residentially they were functioning as commercial uses. Staff noted the Landscape Ordinance required a six foot nine inch strip along the southern perimeter of the site. Staff also stated the applicant would be required to provide building landscaping and eight percent or 636 square feet of the interior of the proposed vehicular use area must be landscaped with interior islands of at least 150 square feet in area and seven and one-half feet in width. 4 September 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z-7472 The applicant was instructed to provide staff with a revised site plan to include the additional comments no later than August 20, 2003. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff on August 20, 2003 addressing most of the issues raised at the August 14, 2003 Subdivision Committee meeting. The applicant has increased the landscape area along the southern perimeter to seven feet to meet the minimum six feet nine inch minimum requirement. The applicant has indicated the dumpster will be located adjacent to the seven foot strip and be screened per ordinance requirement (at least two feet above the finished height of the dumpster on three sides). The applicant has indicated a six foot landscape strip along the eastern perimeter. The ordinance would typically require a land use buffer in this area of nine feet although the Commission may deem this unnecessary if adjacent to a similar use. The area to the east is zoned R-2, Single-family but is currently a non-residential use. Staff feels the six feet proposed is sufficient landscaping and screening in this area is not warranted. The area is not likely to develop as a residential use in the future. The applicant is proposing the placement of a 4,800 square foot office building on the site with 16 parking spaces. The typical minimum parking required for an office development of this size would be 12 parking spaces. The proposed parking is more than adequate to meet the typical minimum parking demand. The applicant has indicated the hours of operation will be 7:00 am to 6:00 pm Monday through Saturday. Staff is supportive of the requested hours of operation. The hours proposed are consistent with other hours of operation in the immediate area. The applicant has indicated the users of the proposed development will be general and professional office users. This is also consistent with development in the immediate area and should have minimal to no adverse impact on adjoining properties. The applicant has indicated a single sign location on the proposed site plan. The applicant has indicated the sign will be a maximum of six feet in height and sixty-four square feet in sign area. Staff is supportive of the requested signage. The applicant has indicated the driveway will be located near the western property line. Staff is not supportive of the proposed driveway. The proposed driveway is off set from Autumn Road and will possible cause traffic conflicts if September 4, 2003 SUBDIVISION ITEM NO.: 19 (Cont. FILE NO.: Z-7472 developed in this location. Staff would recommend the applicant work with the property owner to the west to develop a shared driveway which would line up with Autumn Road or to relocate the driveway on the site to the east away from the intersection. The applicant has indicted there is not a Bill of Assurance in effect for the proposed site. Staff feels with the driveway issue not being resolved they cannot support the development as proposed. Should the applicant secure a shared driveway location with the property owner to the west staff would look more favorable on the proposed request. STAFF RECOMMENDATION: Staff recommends denial of the proposed rezoning request as filed. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed requested. Staff stated the applicant had worked to secure a shared driveway location with the property owner to the west and the new intersection would align with Autumn Road when widened. Staff presented the item with a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. AD Subdivision Committee Comments] August 14, 2003 3 ITEM NO.: 19 L FILE NO.: Z-7472 C.$ 1 NAME: Upshaw Short -form POD A - LOCATION: 11523 Kanis Road Planning Staff Comments: 1. 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. }f y 2. Indicate how the property to the south is accessed. rC{' 3. It appears the site maybe trying to overdevelop. 4. Staff has some concern with the driveway being located across from t e street intersection but with the narrowness of the site there does not appear°`' to be a more desirable location. Luo_ aria ncelWaivers: . None requested.V�k Public Works: �X, 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A r dedication of right-of-way 45 feet from centerline will be required as shown on the plans. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including a 5 -foot sidewalk with the planned development. 3. Storm water detention ordinance applies to this property. 4. All driveways shall be concrete aprons per City Ordinance. 5. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. 6. A grading permit in accordance with Section 29-186 (c) & (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted - Center -Point Energy_: SBC: Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Additional fire hydrant(s) and/or on site fire protection may be required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This development will have minor impact on existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a Planned Office Development for a one-story office building. 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_ The plan submitted does not allow for the required nine (9) foot wide land use buffers and screening required along the eastern and southern perimeters of the site. This is required because these adjacent properties are zoned residential. These requirements may be deemed unnecessary because, even though zoned residential, the uses are commercial. The Landscape Ordinance requires a minimum six (6) foot nine (9) inch wide landscape strip along the southern perimeter of the site. Eight percent (636 square feet) of the interior of the proposed vehicular use area must be landscaped with interior islands of at least 150 square feet in area and 7 Y2 feet in width. No provision has been made for building landscaping. There is considerable flexibility with this requirement. Revised plat/plan: Summit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 20, 2003.