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HomeMy WebLinkAboutZ-7581 Staff AnalysisFILE NO.: Z-7581 NAME: Back Short -form POD LOCATION: 1111 Autumn Road DEVELOPER: Lawrence Back 6 Oakmont Court Little Rock, AR 72212 F=tiritiF=P:Q- Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 2.24 Acres CURRENT ZONING ALLOWED USES: NUMBER OF LOTS: 1 FT. NEW STREET: 0 R-2, Single-family Non -conforming Office and Warehouse Uses ROPOSED ZONING: POD PROPOSED USE 0-3 uses plus additional selected C-1 uses VARIANCES/WAIVERS REQUESTED: Deferral of Master Street Plan improvements to Autumn Road and Kanis Road. Deferral of construction of a hard surface parking surface for the site until redevelopment. BACKGROUND: The site contains two structures constructed prior to the City annexing the site. The site has maintained the non -conforming status since annexation to the City. The larger building (9000 square foot warehouse building) housed a wholesale food business until FILE NO.: Z-7581 Cont. November 1987. The building was later leased to the FBI (from July 1988 to October 2001) for a warehouse to store surveillance vehicles and documents related to the Whitewater Investigation. The building remained vacant for several years while major reconstruction was conducted to correct structural problems. Currently the 9000 square foot warehouse is occupied by a wholesale electric supply company that is using the building as an office/showroom/warehouse. The smaller structure adjacent to Kanis Road was originally constructed as a single- family dwelling and later modified for office/warehouse space. The approximately 2000 square foot structure has been used by various tenants for the past ten years and is currently occupied by a blueprint company that uses to the site to store equipment. Historically open parking on the grounds has serve this structure. A. PROPOSAUREQUEST: The applicant is requesting to rezone the site from R-2, Single-family to POD (Planned Office Development) to allow Office/Showroom/Warehouse uses to be allowable uses on the site. The applicant is requesting General and Professional Office uses, Office, showroom with warehouse (with retail sales, enclosed) and Office Warehouse uses as alternative uses for the site. B. EXISTING CONDITIONS: The site contains two non-residential structures. The northern building is currently occupied by an electrical warehouse company and the second structure appears to be storage. The roadways adjacent to the site are unimproved with open ditches for drainage. Other uses in the area include office and commercial uses. North of the site is the Kid Sport building currently zoned POD. Across Kanis Road, clearing has begun for construction of a recently approved POD which includes a development plan including three office buildings. South of the site are vacant properties currently zoned 0-3 and a strip of non -conforming buildings housing office/warehouse activities. To the east of the site is also vacant with the Embassy Suite Drive separating this site from the scatter residential uses located along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls in support of the proposed use from area residents. All residents who could be identified located within 300 -feet of the site, the John Barrow and the Gibralter Heights/Point West/Timber Ridge Neighborhood Associations and all owners of property located within 200 -feet of the site were notified of the public hearing. 2 FILE NO.: Z-7581 Cont. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required with an additional 10 -foot dedication for a right turn lane. 2. Autumn is classified as a collector with a dedication of 30 feet from centerline. In addition, a 20 feet radial dedication of right-of-way is required at the intersection of the two streets. 3. Under the Master Street Plan, any future construction or site re -development will require construction of one-half street improvement to these streets including 5 -foot sidewalks. E. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) or on site fire protection will be required. If additional fire facilities are required, they will be installed at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATH: 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 41 FILE NO.: Z-7581 applicant has applied for a Planned Office Development for an existing office use. The request does not require a change to the Land Use Plan. City Recognized Nei hborhood Action Plan: The applicant's property lies in the area covered by the Birchwood - Walnut Valley Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: Areas set aside for buffer and landscaping appear to meet the landscaping and buffer requirements. At such time that new buildings are constructed, landscaping upgrades will be required. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff gave a brief overview of the proposed request indicating there were few outstanding issues related to the request. Staff stated they would contact the applicant to resolve any outstanding issues prior to the Public Hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has worked with staff to resolve as many outstanding issues as possible related to the proposed request. The applicant has indicated a dedication of right-of-way as required per the Master Street Plan. The applicant is however requesting a deferral of street improvement until future redevelopment of the site. Staff is supportive of the deferral of street construction to Kanis Road until some form of redevelopment occurs on the site. The applicant is requesting General and Professional Office uses, Office, showroom with warehouse (with retail sales, enclosed) and Office Warehouse uses as alternative uses for the site. The proposed request is consistent with uses which have operated from the site with the existing non -conforming status. The applicant has not requested signage as a part of the proposed request. Staff would recommend signage be limited to signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant's property is located on a corner lot, which would allow building signage on each fagade of the smaller structure and a single identification sign located on the larger building. Staff would recommend however the ground -mounted sign be limited to a single development sign located near the intersection of the two roadways. 112 FILE NO.: Z-7581 (Cont. The applicant has indicated a future parking area for the larger building and is requesting a waiver of the required parking for the smaller structure until the site is redeveloped. Staff is supportive of this parking plan. The applicant will install street improvements to Autumn Road at the time the parking pad is added to serve the larger warehouse building and staff is also supportive of the requested deferral of street improvements to Autumn Road. Staff feels the proposed request is consistent with other uses in the area. The site is has been functioning as a non -conforming use for several years and the proposed selected uses, all indoor uses, should have minimal to no adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff recommends signage be limited to signage allowed in office zones. Staff recommends approval of the deferral of a hard surface parking area until future redevelopment of the site. Staff recommends approval of deferral of street improvements to both Kanis Road and Autumn Road until future redevelopment of the site. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented an overview of the proposed request with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff presented a recommendation that signage be limited to signage allowed in office zones and a recommendation of approval of the applicant's request for a deferral of a hard surface parking area until future redevelopment of the site. Staff also presented a recommendation of approval of deferral of street improvements to both Kanis Road and Autumn Road until future redevelopment of the site. There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent. 5 April 22, 2004 ITEM NO.: F FILE NO.: Z-7581 NAME: Back Short -form POD LOCATION: 1111 Autumn Road DEVELOPE Lawrence Back 6 Oakmont Court Little Rock, AR 72212 ENGINEER: Donald W. Brooks 20820 Arch Street Pike Hensley, AR 72065 AREA: 2.24 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-2, Single-family ALLOWED USES: Non -conforming Office and Warehouse Uses PROPOSED ZONING: POD PROPOSED USE: 0-3 uses plus additional selected C-1 uses VARIAN CESIVVAIVERS REQUESTED: Deferral of Master Street Plan improvements to Autumn Road and Kanis Road. Deferral of construction of a hard surface parking surface for the site until redevelopment. April 22, 2004 SUBDIVISION ITEM NO.: F Cont.) FILE NO.: Z-7589 BACKGROUND: The site contains two structures constructed prior to the City annexing the site. The site has maintained the non -conforming status since annexation to the City. The larger building (9000 square foot warehouse building) housed a wholesale food business until November 1987. The building was later leased to the FBI (from July 1988 to October 2009) for a warehouse to store surveillance vehicles and documents related to the Whitewater Investigation. The building remained vacant for several years while major reconstruction was conducted to correct structural problems. Currently the 9000 square foot warehouse is occupied by a wholesale electric supply company that is using the building as an officelshowroom/warehouse. The smaller structure adjacent to Kanis Road was originally constructed as a single- family dwelling and later modified for office/warehouse space. The approximately 2000 square foot structure has been used by various tenants for the past ten years and is currently occupied by a blueprint company that uses to the site to store equipment. Historically open parking on the grounds has serve this structure. A. PROPOSAL/REQUEST: The applicant is requesting to rezone the site from R-2, Single-family to POD (Planned Office Development) to allow Office/Showroom/Warehouse uses to be allowable uses on the site. The applicant is requesting General and Professional Office uses, Office, showroom with warehouse (with retail sales, enclosed) and Office Warehouse uses as alternative uses for the site. B. EXISTING CONDITIONS: The site contains two non-residential structures. The northern building is currently occupied by an electrical warehouse company and the second structure appears to be storage. The roadways adjacent to the site are unimproved with open ditches for drainage. Other uses in the area include office and commercial uses. North of the site is the Kid Sport building currently zoned POD. Across Kanis Road, clearing has begun for construction of a recently approved POD which includes a development plan including three office buildings. South of the site are vacant properties currently zoned 0-3 and a strip of non -conforming buildings housing office/warehouse activities. To the east of the site is also vacant with the Embassy Suite Drive separating this site from the scatter residential uses located along Kanis Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls in support of the proposed use from area residents. All residents who could be identified located 2 April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 within 300 -feet of the site, the John Barrow and the Gibralter Heights/Point West/Timber Ridge 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. Kanis Road is classified on the Master Street Plan as a minor arterial. A minimum dedication of right-of-way 45 feet from centerline will be required with an additional 10 -foot dedication for a right turn lane. 2. Autumn is classified as a collector with a dedication of 30 feet from centerline. In addition, a 20 feet radial dedication of right-of-way is required at the intersection of the two streets. 3. Under the Master Street Plan, any future construction or site re -development will require construction of one-half street improvement to these streets including 5 -foot sidewalks. E. 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: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all meter connections including any metered connections off the private fire system. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) or on site fire protection will be required. If additional fire facilities are required, they will be installed at the Developer's expense. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. Counly Planning: No comment received. CATA: No comment received. 3 April 22, 2004 SUBDIVISIO ITEM NO.: F (Cont.) FILE NO.: Z-7581 F. ISSUES/TECHNICAL/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 Planned Office Development for an existing office use. 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 Birchwood - Walnut Valley Neighborhood Action Plan. The plan does not list any goals, objectives, or actions statements relevant to this case. Landscape: Areas set aside for buffer and landscaping appear to meet the landscaping and buffer requirements. At such time that new buildings are constructed, landscaping upgrades will be required. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) The applicant was not present. Staff gave a brief overview of the proposed request indicating there were few outstanding issues related to the request. Staff stated they would contact the applicant to resolve any outstanding issues prior to the Public Hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant has worked with staff to resolve as many outstanding issues as possible related to the proposed request. The applicant has indicated a dedication of right-of-way as required per the Master Street Plan. The applicant is however requesting a deferral of street improvement until future redevelopment of the site. Staff is supportive of the deferral of street construction to Kanis Road until some form of redevelopment occurs on the site. The applicant is requesting General and Professional Office uses, Office, showroom with warehouse (with retail sales, enclosed) and Office Warehouse uses as alternative uses for the site. The proposed request is consistent with uses which have operated from the site with the existing non -conforming status. The applicant has not requested signage as a part of the proposed request. Staff would recommend signage be limited to signage allowed in office zones or a 4 April 22, 2004 SUBDIVISION ITEM NO.: F (Cont.) FILE NO.: Z-7581 maximum of six feet in height and sixty-four square feet in area. The applicant's property is located on a corner lot, which would allow building signage on each fagade of the smaller structure and a single identification sign located on the larger building. Staff would recommend however the ground -mounted sign be limited to a single development sign located near the intersection of the two roadways. The applicant has indicated a future parking area for the larger building and is requesting a waiver of the required parking for the smaller structure until the site is redeveloped. Staff is supportive of this parking plan. The applicant will install street improvements to Autumn Road at the time the parking pad is added to serve the larger warehouse building and staff is also supportive of the requested deferral of street improvements to Autumn Road. Staff feels the proposed request is consistent with other uses in the area. The site is has been functioning as a non -conforming use for several years and the proposed selected uses, all indoor uses, should have minimal to no adverse impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff recommends signage be limited to signage allowed in office zones. Staff recommends approval of the deferral of a hard surface parking area until future redevelopment of the site. Staff recommends approval of deferral of street improvements to both Kanis Road and Autumn Road until future redevelopment of the site. PLANNING COMMISSION ACTION: (APRIL 22, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented an overview of the proposed request with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above report. Staff presented a recommendation that signage be limited to signage allowed in office zones and a recommendation of approval of the applicant's request for a deferral of a hard surface parking area until future redevelopment of the site. Staff also presented a recommendation of approval of deferral of street improvements to both Kanis Road and Autumn Road until future redevelopment of the site. 5 April 22, 2004 SUBDIVISION ITEM NO.: F Cont. FILE NO.: Z-7081 There was no further discussion of the item. The Chair placed the item on the consent agenda for approval. The motion was approved by a vote of 10 ayes, 0 noes and 1 absent.