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HomeMy WebLinkAboutZ-7579 Staff AnalysisMarch 11, 2004 ITEM NO.: 28 NAME: IUOE Short -form POD LOCATION: 5516 West 11th Street DEVELOPER: International Union of Operating Engineers 5516 West 11 th Street Little Rock, AR 72204 FNr1INFFR• Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: FILE NO.: Z-7579 NUMBER OF LOTS: 1 FT. NEW STREET: 0 R-3, Single-family Single-family and non -conforming meeting hall -M • Office/Showroom/Warehouse, Meeting Facility and General and Professional Office Uses VARIANCES/WAIVERS REQUESTED: Deferral of Master Street Plan requirements to West 11th and Taylor Streets until future redevelopment of the site. A. PROPOSAL/REQUEST: The applicant proposes to rezone the site from R-3, Single-family to PD -0 (Planned Office Development — Single User) for subsequent users such as a medical equipment sales and supply business, insurance agency, real estate broker or any other office showroom activity that could require some storage as a part of their operation. The applicant has also requested general and professional office uses as potential uses for the site. Currently the site has a circular drive extending from West 11th Street to Taylor Street. The applicant is requesting to allow this drive to continue to function as a March 11, 2004 SUBDIVISION ITEM NO.: 28 Cont. FILE NO.: Z-7579 Street. The applicant is requesting to allow this drive to continue to function as a one-way drive entering from West 11th Street and exiting to Taylor Street. The applicant is requesting a deferral of the required street improvements until the site is redeveloped with a new building or substantial modification to the existing structure. The applicant has indicated parking on the site plan for six (6) cars constructed of a hard surface material and landscaped per the current Landscape Ordinance. The applicant has indicated signage adjacent to West 11th Street consistent with signage allowed in office zones. The applicant has also indicated cosmetic modifications will be made to the front of the building to enhance the overall appearance of the building. The applicant has requested fencing be allowed in the future should security of the site become an issue. B. EXISTING CONDITIONS: The site contains an existing metal building with a single driveway accessing the site. The drive is a narrow driveway extending from West 11th Street to Taylor Street. Other uses in the area are a mix of residential, office and commercial uses. There is a multi -family complex located to the south of the site, a large church complex located to the west of the site and office uses located to the north of the site. To the east, adjacent to Fair Park, is a large office warehouse building and a carwash is located to the northeast. Both Taylor and West 11th Streets are unimproved roadways with open ditches for drainage. There are not sidewalks in place adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call concerning the proposed use of the site. All residents who could be identified located within 300 -feet of the site, the Oak Forest and War Memorial Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: The proposed land use would classify West 11th and Taylor Streets on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. Pa March 11, 2004 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: Z-7579 2. A 20 foot radial dedication of right-of-way is required at the intersection of the streets. 3. Any future construction or re -development of the site will require construction of one-half street improvement to these streets including 5 -foot sidewalks in accordance with the Master Street Plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992- 2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. 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/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Development - Office for an office development. 3 March 11, 2004 SUBDIVISION ITEM NO.: -28 (Cont.)- FILE_ NO.: Z-7579 The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: Landscape and buffer requirements will need to be satisfied in association with the development of a parking area. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff briefly described the proposed request stating there were few outstanding issues associated with the proposed request. Staff stated they had contacted the applicant indicating a need for a parking plan. Staff stated the applicant had indicated parking for six (6) cars would be added to the proposed site plan and resubmitted as requested. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff indicating parking sufficient for six (6) cars including one handicap parking space. The applicant has also indicated parking lot landscaping as required by the Landscape Ordinance. Staff is supportive of the proposed parking and landscaping. The applicant has stated there is no new fencing proposed as a part of the development but is requesting fencing be allowed around the parking area should security become an issue in the future. The applicant is requesting a six foot chain link fence be added should a fence be placed on the site around the parking area. The applicant has indicated the days and hours of operation to be from 7:00 am to 7:00 pm six days per week. The applicant has also stated if the site is utilized as a meeting facility the hours would possibly extend to 10:00 pm but would not be utilized on a daily basis. The applicant has indicated the immediate user of the site would be a medical equipment sales and supply business, which has limited traffic to the site. The site will store medical equipment and deliver to the client's home as phone sales are received. The applicant has indicated there are very few customers who actually access the site to view the equipment. The applicant has also requested alternative uses for the site including single user general and professional office users, real estate broker or real estate office use. Staff feels the requested uses would have minimal to no adverse impact on the area. Each of the requested uses also has limited customer traffic accessing 4 March 11, 2004 SUBDIVISION ITEM NO.: 28 FILE NO.: Z-7579 the site and most of the sales activities take place off site. The applicant has also requested a meeting facility as an alternative use for the site. The proposed parking (6 spaces) is not sufficient to meet the typical minimum parking demand for a meeting facility. The typical minimum parking required for a meeting facility would be one space per one hundred square feet of gross floor area. Staff would recommend the applicant provide parking sufficient to meet the typical minimum parking demand for the use if redeveloped in this manner. The applicant has requested a deferral of the required street improvements until the site is redeveloped. Staff is supportive of this request. The applicant has indicated dedication of right-of-way per the Master Street Plan and staff feels the proposed change in use would not create a nexus for the required street improvements. The applicant has requested signage as a part of the proposed development located along West 11th Street. The proposed signage is consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed signage and placement. The applicant has indicted cosmetic rehabilitation will be constructed on the building. The front fagade will be removed and replace with a more attractive fagade and front entrance. The overall building footprint will not change. Staff is supportive of this minor modification. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated there is not a Bill of Assurance for the property that would prohibit the proposed development. The proposed use change, to a single -user office use, should have minimal to no adverse impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested deferral of street improvements until redevelopment of the site. Staff recommends parking be provided for the alternative uses based on typical minimum parking requirements per the zoning ordinance. 5 March 11, 2004 SUBDIVISION ITEM NO.: 28 (Cont.) FILE NO.: Z-7579 PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented recommendations of approval of the requested deferral of street improvements until redevelopment of the site and that parking be provided for the alternative uses based on typical minimum parking requirements per the zoning ordinance. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. L ITEM NO. 28 NAME: IUOE Short -form POD LOCATION: 5516 West 11th Street Planning Staff Comments: FILE NO.: Z-7579 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 parking (location/construction material) on the proposed site plan. 3. Provide details concerning any proposed signage (height/area/location) on the proposed site plan. 4. Provide the days and hours of operation in the general notes section of the site plan. 5. Provide the estimated number of employees in the general notes section of the site plan. 6. Is there any fencing proposed as a part of the development? If so indicate the proposed fencing material along with details concerning height and construction material. VarianceNVaivers: None requested. 101MMy,M[TYI 1. The proposed land use would classify 11th and Taylor Streets on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. A 20 feet radial dedication of right-of-way is required at the intersection of the streets. 3. Any future construction or re -development of the site will require construction one-half street improvement to these streets including 5 -foot sidewalks in accordance with the Master Street Plan. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. 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 1-630 Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Development - Office for an office development. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: Landscape and buffer requirements will need to be satisfied in association with the development of a parking area. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, February 25, 2004. FILE NO.: Z-7579 NAME: IUOE Short -form POD LOCATION: 5516 West 11th Street DEVELOPER: International Union of Operating Engineers 5516 West 11th Street Little Rock, AR 72204 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.25 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 FT, NEW STREET: 0 R-3, Single-family Single-family and non -conforming meeting hall -m Office/ShowroomNVarehouse, Meeting Facility and General and Professional Office Uses VARIANCESNVAIVERS REQUESTED: Deferral of Master Street Plan requirements to West 11th and Taylor Streets until future redevelopment of the site. A. PROPOSAUREQUEST: The applicant proposes to rezone the site from R-3, Single-family to PD -0 (Planned Office Development — Single User) for subsequent users such as a medical equipment sales and supply business, insurance agency, real estate broker or any other office showroom activity that could require some storage as a part of their operation. The applicant has also requested general and professional office uses as potential uses for the site. FILE NO.: Z-7579 Cont. Currently the site has a circular drive extending from West 11th Street to Taylor Street. The applicant is requesting to allow this drive to continue to function as a one-way drive entering from West 11th Street and exiting to Taylor Street. The applicant is requesting a deferral of the required street improvements until the site is redeveloped with a new building or substantial modification to the existing structure. The applicant has indicated parking on the site plan for six (6) cars constructed of a hard surface material and landscaped per the current Landscape Ordinance. The applicant has indicated signage adjacent to West 11th Street consistent with signage allowed in office zones. The applicant has also indicated cosmetic modifications will be made to the front of the building to enhance the overall appearance of the building. The applicant has requested fencing be allowed in the future should security of the site become an issue. B. EXISTING CONDITIONS: The site contains an existing metal building with a single driveway accessing the site. The drive is a narrow driveway extending from West 11th Street to Taylor Street. Other uses in the area are a mix of residential, office and commercial uses. There is a multi -family complex located to the south of the site, a large church complex located to the west of the site and office uses located to the north of the site. To the east, adjacent to Fair Park, is a large office warehouse building and a carwash is located to the northeast. Both Taylor and West 11th Streets are unimproved roadways with open ditches for drainage. There are not sidewalks in place adjacent to the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call concerning the proposed use of the site. All residents who could be identified located within 300 -feet of the site, the Oak Forest and War Memorial Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify West 11th and Taylor Streets on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. A 20 foot radial dedication of right-of-way is required at the intersection of the streets. K FILE NO.: Z-7579 (Cont.) E. I 3. Any future construction or re -development of the site will require construction of one-half street improvement to these streets including 5 -foot sidewalks in accordance with the Master Street Plan. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992- 2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. 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. ISSUES/TECHNICAL/DESIGN: Planning, Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Development - Office for an office development. The request does not require a change to the Land Use Plan. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case.' 3 FILE NO.: Z-7579 (Cont.) Landscape: Landscape and buffer requirements will need to be satisfied in association with the development of a parking area. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff briefly described the proposed request stating there were few outstanding issues associated with the proposed request. Staff stated they had contacted the applicant indicating a need for a parking plan. Staff stated the applicant had indicated parking for six (6) cars would be added to the proposed site plan and resubmitted as requested. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff indicating parking sufficient for six (6) cars including one handicap parking space. The applicant has also indicated parking lot landscaping as required by the Landscape Ordinance. Staff is supportive of the proposed parking and landscaping. The applicant has stated there is no new fencing proposed as a part of the development but is requesting fencing be allowed around the parking area should security become an issue in the future. The applicant is requesting a six foot chain link fence be added should a fence be placed on the site around the parking area. The applicant has indicated the days and hours of operation to be from 7:00 am to 7:00 pm six days per week. The applicant has also stated if the site is utilized as a meeting facility the hours would possibly extend to 10:00 pm but would not be utilized on a daily basis. The applicant has indicated the immediate user of the site would be a medical equipment sales and supply business, which has limited traffic to the site. The site will store medical equipment and deliver to the client's home as phone sales are received. The applicant has indicated there are very few customers who actually access the site to view the equipment. The applicant has also requested alternative uses for the site including single user general and professional office users, real estate broker or real estate office use. Staff feels the requested uses would have minimal to no adverse impact on the area. Each of the requested uses also has limited customer traffic accessing the site and most of the sales activities take place off site. The applicant has also requested a meeting facility as an alternative use for the site. The proposed parking (6 spaces) is not sufficient to meet the typical minimum parking demand for a meeting facility. The typical minimum parking required for a meeting facility would be one space per one hundred square feet of gross floor area. Staff would recommend the applicant provide parking sufficient to meet the typical minimum parking demand for the use if redeveloped in this manner. 4 FILE NO.: Z-7579 Cont. The applicant has requested a deferral of the required street improvements until the site is redeveloped. Staff is supportive of this request. The applicant has indicated dedication of right-of-way per the Master Street Plan and staff feels the proposed change in use would not create a nexus for the required street improvements. The applicant has requested signage as a part of the proposed development located along West 11th Street. The proposed signage is consistent with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed signage and placement. The applicant has indicted cosmetic rehabilitation will be constructed on the building. The front fagade will be removed and replace with a more attractive fagade and front entrance. The overall building footprint will not change. Staff is supportive of this minor modification. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated there is not a Bill of Assurance for the property that would prohibit the proposed development. The proposed use change, to a single -user office use, should have minimal to no adverse impact on the adjoining properties. 1. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff recommends approval of the requested deferral of street improvements until redevelopment of the site. Staff recommends parking be provided for the alternative uses based on typical minimum parking requirements per the zoning ordinance. PLANNING COMMISSION ACTION: (MARCH 11, 2004) The applicant was present representing the request. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented recommendations of approval of the requested deferral of street improvements until redevelopment of the site and that parking be provided for the alternative uses based on typical minimum parking requirements per the zoning ordinance. There was no further discussion of the item. The item was placed on the Consent Agenda and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5