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HomeMy WebLinkAboutZ-7534 Staff AnalysisFILE NO.: Z-7 NAME: Trent Properties Short -form POD LOCATION: 15800 Cantrell Road DEVELOPER: David and Mary Trent 15800 Cantrell Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock AR 72201 AREA: 0.21 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 VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the conversion of an exiting 711 square foot single- family home to an office use (general and professional office). The proposed site plan indicates four (4) parking spaces with a turn -around. The site contains 0.21 FILE NO.: Z-7534 fC acres. The applicant has indicated a single ground -mounted sign, which will comply with the Highway 10 Design Overlay District requirements. The proposed days and hours of operation are from 8:00 am to 5:00 pm Monday through Friday. The site plan indicates screening along the eastern and western perimeters. The applicant is requesting the required screening along the northern perimeter not be installed. B. EXISTING CONDITIONS: The site contains a small single-family home. There are non-residential uses located south of the site; an office park, agricultural nursery and an antique/gift shop. There is a large floodway located north and east of the site. The site is currently zoned R-2, Single-family and is functioning as a single-family home. The City's Future Land Use Plan indicates PK/OS for the site, with the area south of the site shown as Transition. As indicated the site is adjacent to a floodway but not located in the floodway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Johnson Ranch Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing right-of-way dedication meets the Master Street Plan requirements for this project. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The parking arrangement must be re -designed to allow turning around of vehicles on-site. No backing out onto Cantrell Road. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan in conjunction with the parking lot construction. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688- 1414 for additional details. 4 FILE NO.: Z-7534 (Cont. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water to have the rate on the water account changed to commercial if this property is converted to commercial use. Contact Central Arkansas Water at 992-2438 for additional details. 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 River Mountain Planning District. The Land Use Plan shows Parks and Open Space for this property. The PK/OS was established to follow the floodway of several waterways in this area. The site is not located in the floodway but adjacent to the floodway. The applicant has applied for a Planned Office Development to convert a house into an office. Since the areas to the south and the west are shown as Transition on the Future Land Use Plan staff feels the use appropriate, bearing in mind the Future Land Use Plan is general in nature. The request does not require a change to the Land Use Plan. Landscape: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. Screening along the northern perimeter may be deemed inappropriate because of the adjacent floodway. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not list goals, objectives, or action statements relevant to this case. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review. Staff requested the applicant redesign the parking area to allow a turn -around for automobiles on-site not forcing them to K FILE NO.: Z-7534(Cont.) back onto Cantrell Road. Staff also requested information with regard to dumpster location, site lighting and signage. Public Works comments were addressed. Staff noted the existing right-of-way met with the Master Street Plan requirement for Cantrell Road. Staff also noted a grading permit for Flood Hazard Areas would be required per Section 8-283 prior to construction. Landscaping comments were addressed. Staff stated a six foot high opaque screen would be required along the northern, eastern and western perimeters of the site. Staff stated the screening along the northern perimeter may be deemed inappropriate because of the adjacent floodway. Mr. McGetrick questioned the placement of the fence along the eastern and western perimeter. Staff stated the fence was to be installed to the floodway line. There being 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 plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the uses for the site will be quiet office uses or general and professional office type uses. The applicant has also indicated there will not be a dumpster located on the site and any additional site lighting will be low level in intensity and directional, directed inward away from residentially zoned property and the Highway 10 Corridor. The applicant has indicated four (4) parking spaces on-site with a turn -around contained on the site. Staff is supportive of the proposed parking configuration. The building is approximately 711 square feet, typically requiring only two (2) parking spaces. The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm. The proposed hours of operation are consistent with other businesses in the area. Staff is supportive of the requested hours of operation. The applicant has indicated the signage to consist of wall signage for the proposed development and a single ground mounted monument style sign. The applicant has indicated the wall signage will comply with signage allowed in office zones or not to exceed ten percent of the aggregate sign area for the occupant's fagade area. The applicant has indicated a single ground mounted monument style sign to comply with the Highway 10 Design Overlay District requirements, or not to exceed six feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. 4 FILE NO.: Z-7534 Cont. The applicant has indicated screening along the eastern and western perimeters of the site. The applicant is requesting screening not be required along the northern perimeter of the site. Staff is supportive of this request. The northern perimeter abuts a heavily wooded floodway and staff feels requiring screening in this area would serve no purpose. To Staff's knowledge there are no outstanding issues associated with the proposed request. The site is located across from an office/business park (Seven Acres Business Park) and east of a feed store. There are two large agricultural nurseries located south and east of the site. Staff feels the proposed office use is consistent with the development pattern of the area. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented 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 item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 December 4, 2003 ITEM NO.: 25 FILE NO.: Z-7534 NAME: Trent Properties Short -form POD LOCATION: 15800 Cantrell Road DEVELOPER: David and Mary Trent 15800 Cantrell Road Little Rock, AR 72223 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock AR 72201 AREA: 0.21 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 VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the conversion of an exiting 711 square foot single- family home to an office use (general and professional office). The proposed site plan indicates four (4) parking spaces with a turn -around. The site contains 0.21 December 4, 2003 SUBDIVISIO ITEM NO.: 25 (Cont. FILE NO.: Z-7534 acres. The applicant has indicated a single ground -mounted sign, which will comply with the Highway 10 Design Overlay District requirements. The proposed days and hours of operation are from 8:00 am to 5:00 pm Monday through Friday. The site plan indicates screening along the eastern and western perimeters. The applicant is requesting the required screening along the northern perimeter not be installed. B. EXISTING CONDITIONS: The site contains a small single-family home. There are non-residential uses located south of the site; an office park, agricultural nursery and an antique/gift shop. There is a large floodway located north and east of the site. The site is currently zoned R-2, Single-family and is functioning as a single-family home. The City's Future Land Use Plan indicates PK/OS for the site, with the area south of the site shown as Transition. As indicated the site is adjacent to a floodway but not located in the floodway. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls concerning the proposed development. The Johnson Ranch Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The existing right-of-way dedication meets the Master Street Plan requirements for this project. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The parking arrangement must be re -designed to allow turning around of vehicles on-site. No backing out onto Cantrell Road. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan in conjunction with the parking lot construction. 2 December 4, 2003 SUBDIVISIO ITEM NO.: 25 Cont. FILE NO.: Z-7534 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact the Little Rock Wastewater Utility at 688- 1414 for additional details. Entergy: Approved as submitted. Center -Point Ener : Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water to have the rate on the water account changed to commercial if this property is converted to commercial use. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHN ICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Parks and Open Space for this property. The PK/OS was established to follow the floodway of several waterways in this area. The site is not located in the floodway but adjacent to the floodway. The applicant has applied for a Planned Office Development to convert a house into an office. Since the areas to the south and the west are shown as Transition on the Future Land Use Plan staff feels the use appropriate, bearing in mind the Future Land Use Plan is general in nature. The request does not require a change to the Land Use Plan. Landscape: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. Screening along the northern perimeter may be deemed inappropriate because of the adjacent floodway. 3 December 4, 2003 SUBDIVISION ITEM NO.: 25 Cont. FILE NO.: Z-7534 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the River Mountain Neighborhood Action Plan. The plan does not list goals, objectives, or action statements relevant to this case. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review. Staff requested the applicant redesign the parking area to allow a turn -around for automobiles on-site not forcing them to back onto Cantrell Road. Staff also requested information with regard to dumpster location, site lighting and signage. Public Works comments were addressed. Staff noted the existing right-of-way met with the Master Street Plan requirement for Cantrell Road. Staff also noted a grading permit for Flood Hazard Areas would be required per Section 8-283 prior to construction. Landscaping comments were addressed. Staff stated a six foot high opaque screen would be required along the northern, eastern and western perimeters of the site. Staff stated the screening along the northern perimeter may be deemed inappropriate because of the adjacent floodway. Mr. McGetrick questioned the placement of the fence along the eastern and western perimeter. Staff stated the fence was to be installed to the floodway line. There being 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 plan to staff addressing most of the issues raised at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated the uses for the site will be quiet office uses or general and professional office type uses. The applicant has also indicated there will not be a dumpster located on the site and any additional site lighting will be low level in intensity and directional, directed inward away from residentially zoned property and the Highway 10 Corridor. The applicant has indicated four (4) parking spaces on-site with a turn -around contained on the site. Staff is supportive of the proposed parking configuration. The building is approximately 711 square feet, typically requiring only two (2) parking spaces. 4 December 4, 2003 SUBDIVISIO ITEM NO.: 25 (Cont.) FILE NO.: Z-7534 The applicant has indicated the days and hours of operation from 8:00 am to 5:00 pm. The proposed hours of operation are consistent with other businesses in the area. Staff is supportive of the requested hours of operation. The applicant has indicated the signage to consist of wall signage for the proposed development and a single ground mounted monument style sign. The applicant has indicated the wall signage will comply with signage allowed in office zones or not to exceed ten percent of the aggregate sign area for the occupant's fagade area. The applicant has indicated a single ground mounted monument style sign to comply with the Highway 10 Design Overlay District requirements, or not to exceed six feet in height and seventy-two square feet in area. Staff is supportive of the proposed signage. The applicant has indicated screening along the eastern and western perimeters of the site. The applicant is requesting screening not be required along the northern perimeter of the site. Staff is supportive of this request. The northern perimeter abuts a heavily wooded floodway and staff feels requiring screening in this area would serve no purpose. To Staff's knowledge there are no outstanding issues associated with the proposed request. The site is located across from an office/business park (Seven Acres Business Park) and east of a feed store. There are two large agricultural nurseries located south and east of the site. Staff feels the proposed office use is consistent with the development pattern of the area. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented 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 item was placed on the consent agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 ITEM NO.: 25 NAME: Trent Properties Short -form POD LOCATION: 15800 Cantrell Road Planning Staff Comments: FILE NO.: Z-7534 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. 2. Provide details concerning proposed signage (height/area). 3. Provide details of how cars will turn -around leaving the site. 4. Any additional site lighting must be low level and directional, directed away from residentially zoned property. 5. Will there be a dumpster located on the site? If so indicate the location of the proposed dumpster along with a note concerning the required screeni 6. The applicant has indicated the site will be utilized asuit Office use. Will the site be used as general and professional office uses or as O-Mberom office uses. 7. The applicant has indicated the hours of operation to 8 am to 5 pm Monday through Friday. r Variance/Waivers:{�� p 1. None requested. ` Public Works: 1. The existing right-of-way dedication meets the Master Street Plan requirements for this project. 2. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 3. The parking arrangement must be re -designed to allow turning around of vehicles on-site. No backing out onto Cantrell Road. 4. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan in conjunction with the parking lot construction. Utilities and Fire Department/County Planning: Sewer main extension required, with easements, ifWastewater:e required for the project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. �L WCA "AO 6.0 - Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water to have the rate on the water account changed to commercial if this property is converted to commercial use. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Office Development to convert a house into an office. The request does not require a change to the Land Use Plan. Landscape: A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern, eastern and western perimeters of the site. Screening along the northern perimeter may be deemed inappropriate because of the adjacent floodway. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, November 12, 2003.