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HomeMy WebLinkAboutZ-7584 Staff AnalysisITEM NO.: 33.1 NAME: G & S Builders Short -form PD -O LOCATION: North of Kanis Road, Southeast of Pride Valley Road FILE NO.: Z-7584 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. 2. Will there be any outdoor storage of equipment or materials? If so indicate the location and the proposed items to be stored on the proposed site plan. 3. Verify the proposed uses being requested. (General and Professional Office uses only?) 4. Will there be any fencing added to the site? If so indicate the location and the proposed construction material. 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 screening. Vadance/Waivers: None requested. Public Works: 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. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Provide a 15 -foot easement from property line. Center of pole to outside conductor is 5 -feet plus OSHA 10 -foot minimum clearance adds to 15 -feet from property. Contact Entergy for additional details. Center -Point Energy: Approved as submitted. t{ • r 1 �V,Jp SBC: No comment received. � �, ���Aq\, Central Arkansas Water: All Central Arkansas Water tq11YrWW1n el ct at the time of request for water service must be met. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for conversion of an existing structure into an office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. Landscape_ The northern perimeter landscape strip width falls short of the minimum six foot nine inch (6 foot-9inch) width allowed. A six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required along the southern perimeter of the site. 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. March 11, 2004 ITEM NO.: 33.1 NAME: G & S Builders Short -form PD -O LOCATION: North of Kanis Road, Southeast of Pride Valley Road DEVELOPER: G & S Builders 2723 Foxcroft Suite 104 Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.65 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential FILE NO.: Z-7584 FT. NEW STREET: 0 General contractors office — with no outdoor storage VARIANCESA/VAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the conversion of an existing single-family structure to an office use for a general contractor as his primary office without outdoor storage of equipment or supplies. A 52 -foot by 24 -foot garage will be added to the rear of the structure connected with a covered breezeway. The applicant is also proposing the placement of six outdoor parking spaces in the rear of the structure and two parking spaces in the front of the structure. A gate will be added to the site to secure the rear of the site. A six-foot wood fence will be added along the perimeter of the site to screen and secure the site. The applicant has indicated six to eight employees and the days and hours of operation from 7:00 am to 6:00 pm Monday through Saturday. The applicant is requesting general and professional office uses as alternative uses March 11, 2004 SUBDIVISION ITEM NO.: 33.1 Cont. FILE NO.: Z-7584 for the site. The proposed garage will be utilized as parking and limited storage of materials. The applicant has indicated a single ground mounted sign located in the front yard area consistent with signage allowed in office zones. B. EXISTING CONDITIONS: The site contains an existing single-family structure with a single access from Kanis Road. The development is this area is very rural in character. There is a single-family home located to the east of the site also accessed from Kanis Road. There are single-family homes located to the north of the site in the Parkway Place/Wood Creek Neighborhoods. Vacant 0-2 zoned property is located to the west of the site. To the south of the site is a non -conforming gun shop and Baker Elementary School is located to the southeast. Kanis Road is an unimproved roadway in this area with no sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Parkway Place Neighborhood Association 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 dedication of right-of-way 45 feet from centerline will be required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Provide a 15 -foot easement from the property line. (Center of pole to outside conductor is 5 -feet plus OSHA 10 -foot minimum clearance adds to 15 -feet from property.) Contact Entergy for additional details. Center -Point Ener : Approved as submitted. 2 March 11, 2004 SUBDIVISION ITEM NO.: 33.1 (Cont.) FILE NO.: Z-7584 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 connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: _Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for conversion of an existing structure into an office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (Item No. 33 — File No. - LU04-18-01). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. Landscape: The northern perimeter landscape strip width falls short of the minimum six foot nine inch (6 foot-9inch) width allowed. 3 March 11, 2004 SUBDIVISION ITEM NO.: 33.1 Cont. FILE NO.: Z-7584 A six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required along the southern perimeter of the site. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating additional items were necessary to complete the review process. Staff requested the applicant provide additional information concerning the proposed location of any dumpster, fencing and outdoor storage. Mr. McGetrick stated there would not be any outdoor storage on the site. He stated the only storage proposed was limited storage within the proposed garage. Public Works comments were addressed. Staff noted a dedication of right-of- way to meet the Master Street Plan requirements would be required. Staff stated a dedication of 45 -feet from centerline would be required. Landscape comments were addressed. Staff stated perimeter landscaping of a minimum of six feet and nine inches would be required along the northern perimeter of the site. Staff also noted screening would be required along the southern perimeter. 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 submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated a seven -foot landscaping strip along the northern perimeter of the site sufficient to meet the minimum requirement of six feet nine inches. The applicant has also indicated a six-foot wood fence along the perimeter of the site to act as screening and security for the site. The proposed site plan includes a gate located along the northern portion of the site near the front corner of the building. The applicant has indicated the gate will be added for security. The applicant has indicated eight on-site parking spaces and the addition of a 52 -foot by 24 -foot garage. The applicant has indicated four parking spaces will be located in the garage and the garage will also be used for limited storage of materials. The applicant has indicated there will not be any outdoor storage of materials or equipment on the site. The entire rear of the site will remain grass covered and a buffer for the adjoining single-family properties. 0 March 11, 2004 SUBDIVISION ITEM NO.: 33.1 Cont. FILE NO.: Z-7584 The applicant has indicated there are six to eight employees of the company. The proposed parking (twelve parking spaces) is sufficient to meet the typical minimum parking demand for an office building. Based on a total square footage of the existing structure a total of six parking spaces would typically be required if developed as an office use. Staff feels the proposed parking is adequate to meet the typical minimum parking demand. The applicant is proposing the placement of a single ground mounted sign located in the front yard area. The proposed sign 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. The proposed site plan indicates a dedication of 20 -feet of additional right-of-way adequate to meet the minimum requirement of the Master Street Plan for a Minor Arterial Street. To staff's knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated landscaped areas sufficient to meet the minimum ordinance requirements and screening placed to protect adjoining single-family zoned properties. The applicant has also indicated dedication of right-of-way sufficient to meet the Master Street Plan requirement. Staff is supportive of the proposed development. The site adjoins 0-2 zoned property to the north and staff feels the proposed low intensity office use would act as a buffer and have limited 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 and F of the above report. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request 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 and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. 5 FILE NO__ Z-7584 NAME: G & S Builders Short -form PD -0 LOCATION: North of Kanis Road, Southeast of Pride Valley Road DEVELOPER: G & S Builders 2723 Foxcroft Suite 104 Little Rock, AR 72205 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.65 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING; NUMBER OF LOTS: 1 R-2, Single-family Single-family residential FT. NEVA STREET: 0 PROPOSED USE: General contractors office — with no outdoor storage VARIAN CESNVAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant proposes the conversion of an existing single-family structure to an office use for a general contractor as his primary office without outdoor storage of equipment or supplies. A 52 -foot by 24 -foot garage will be added to the rear of the structure connected with a covered breezeway. The applicant is also proposing the placement of six outdoor parking spaces in the rear of the structure and two parking spaces in the front of the structure. A gate will be added to the site to secure the rear of the site. A six-foot wood fence will be added along the perimeter of the site to screen and secure the site. The applicant has indicated six to eight employees and the days and hours of operation from 7:00 am to 6:00 pm Monday through Saturday. The FILE NO.: Z-7584 (Cont. applicant is requesting general and professional office uses as alternative uses for the site. The proposed garage will be utilized as parking and limited storage of materials. The applicant has indicated a single ground mounted sign located in the front yard area consistent with signage allowed in office zones. B. EXISTING CONDITIONS: The site contains an existing single-family structure with a single access from Kanis Road. The development is this area is very rural in character. There is a single-family home located to the east of the site also accessed from Kanis Road. There are single-family homes located to the north of the site in the Parkway Place/Wood Creek Neighborhoods. Vacant 0-2 zoned property is located to the west of the site. To the south of the site is a non -conforming gun shop and Baker Elementary School is located to the southeast. Kanis Road is an unimproved roadway in this area with no sidewalks and open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Parkway Place Neighborhood Association and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 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. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for the project. Contact Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Provide a 15 -foot easement from the property line. (Center of pole to outside conductor is 5 -feet plus OSHA 10 -foot minimum clearance adds to 15 -feet from property.) Contact Entergy for additional details. Center -Point Ener- : Approved as submitted. 2 FILE NO.: Z-7584 Cont. 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 connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 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. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Office Development for conversion of an existing structure into an office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (Item No. 33 — File No. - LU04-18-01). City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Rock Creek Neighborhood Action Plan. The Office and Commercial Development goal seeks to maintain the residential integrity of the neighborhood with the objective of adhering to the Future Land Use plan and lists an action statement of requiring developments in the neighborhood to adhere to the Future Land Use plan. Landscape: The northern perimeter landscape strip width falls short of the minimum six foot nine inch (6 foot-9inch) width allowed. A six (6) foot high opaque screen, either a wall, or wooden fence with its face side directed outward, or dense evergreen plantings, is required along the southern perimeter of the site. 3 FILE NO.: Z-7584 (Cont. G. SUBDIVISION COMMITTEE COMMENT: (February 19, 2004) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development indicating additional items were necessary to complete the review process. Staff requested the applicant provide additional information concerning the proposed location of any dumpster, fencing and outdoor storage. Mr. McGetrick stated there would not be any outdoor storage on the site. He stated the only storage proposed was limited storage within the proposed garage. Public Works comments were addressed. Staff noted a dedication of right-of- way to meet the Master Street Plan requirements would be required. Staff stated a dedication of 45 -feet from centerline would be required. Landscape comments were addressed. Staff stated perimeter landscaping of a minimum of six feet and nine inches would be required along the northern perimeter of the site. Staff also noted screening would be required along the southern perimeter. 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 submitted a revised plan to staff addressing most of the issues raised at the February 19, 2004 Subdivision Committee meeting. The applicant has indicated a seven -foot landscaping strip along the northern perimeter of the site sufficient to meet the minimum requirement of six feet nine inches. The applicant has also indicated a six-foot wood fence along the perimeter of the site to act as screening and security for the site. The proposed site plan includes a gate located along the northern portion of the site near the front corner of the building. The applicant has indicated the gate will be added for security. The applicant has indicated eight on-site parking spaces and the addition of a 52 -foot by 24 -foot garage. The applicant has indicated four parking spaces will be located in the garage and the garage will also be used for limited storage of materials. The applicant has indicated there will not be any outdoor storage of materials or equipment on the site. The entire rear of the site will remain grass covered and a buffer for the adjoining single-family properties. The applicant has indicated there are six to eight employees of the company. The proposed parking (twelve parking spaces) is sufficient to meet the typical minimum parking demand for an office building. Based on a total square footage of the existing structure a total of six parking spaces would typically be required if developed as an office use. Staff feels the proposed parking is adequate to meet the typical minimum parking demand. 0 FILE NO.: Z-7584 (Cont_ The applicant is proposing the placement of a single ground mounted sign located in the front yard area. The proposed sign 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. The proposed site plan indicates a dedication of 20 -feet of additional right-of-way adequate to meet the minimum requirement of the Master Street Plan for a Minor Arterial Street. To staffs knowledge there are no outstanding issues associated with the proposed request. The applicant has indicated landscaped areas sufficient to meet the minimum ordinance requirements and screening placed to protect adjoining single-family zoned properties. The applicant has also indicated dedication of right-of-way sufficient to meet the Master Street Plan requirement. Staff is supportive of the proposed development. The site adjoins 0-2 zoned property to the north and staff feels the proposed low intensity office use would act as a buffer and have limited 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 and F of the above report. PLANNING COMMISSION ACTION: (MARCH 11, 2004) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff stated to their knowledge there are no outstanding issues associated with the proposed request. Staff presented the item with a recommendation of approval of the request 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 and approved as presented by staff by a vote of 9 ayes, 0 noes and 2 absent. l•1