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HomeMy WebLinkAboutZ-7738 Staff AnalysisFILE NO.: Z-7738 NAME: Albright Short -form PD -C LOCATION: located at 19125 Kanis Road DEVELOPER: Holeman Construction Company 14 Piedmont Lane Little Rock, AR 72223 ENGINEER: Blaylock-Threet Engineers 1501 Markham Street Little Rock, AR 72211 AREA: 1.09 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE VARIAN CESMAIVERS to Kanis Road. NUMBER OF LOTS: 1 R-2, Single-family Single-family residential P D -C FT. NEW STREET: 0 Single-family and a photography studio UESTED: A waiver of the required street improvements A. PROPOSAUREQUEST: The applicant is proposing the rezoning of the site from R-2, Single-family to PD -C to allow a photography studio to locate on the site. The applicant has indicated the home will remain as a residence and a second structure will be added to the rear of the site to be used as the photography studio. The photography studio is proposed at 60 -feet by 32 -feet containing 1920 square feet. The applicant has indicated the studio will be constructed in a wooded area behind the existing single-family home and landscaped to soften the visual impact of the new building. The site plan includes the placement of a parking area to accommodate five vehicles near the new structure. The applicant has FILE NO.: Z-7738 Cont. also indicated screening will be placed along the property lines in the form of evergreen plantings. The site plan includes a single sign location near Kanis Road. The applicant is requesting a two foot by three foot sign with a maximum height of thirty -inches. The days and hours of operation are proposed as 9:00 am to 5:00 pm six days per week. The applicant's cover letter indicates the photography business itself is low in volume. He states emphasis is placed on outdoor portraits within the property or off-site at other locations. The applicant has indicated three to four sessions will take place on an average workday. The applicant has indicated there will be two employees with maximum of four employees in the future to serve the business. The applicant has indicated the majority of the trees on the site will be maintained around the proposed structure to project a "studio in the woods" appearance. The applicant has also indicated extensive landscaping will be added to enhance the overall beauty of the property. The applicant is requesting a waiver of the required Master Street Plan improvements to Kanis Road. B. EXISTING CONDITIONS: The site contains an existing single-family home located on acreage. The predominate land use in the area is single-family homes located on acreage and a scattering of non -conforming, non-residential uses. At the intersection of Kanis Road and Denny Road there is commercially zoned property and commercial uses. In addition the land use plan indicates Neighborhood Commercial for the Kanis/Denny Roads intersection extending to Stewart Road. Kanis Road is a narrow two lane roadway with open ditches for drainage. A Conditional Use Permit was recently approved for a multi -sectional manufactured home to the southwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. There is not an active neighborhood association located in the area. 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. 2 FILE NO.: Z-7738 (Cont.) 2. Furnish signed and notarized dedications with final Board approval of the rezoning request. 3. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with the planned development or obtain a Board of Directors approval of a waiver or deferral of street improvements. 4. This site is outside of the corporate limits. No grading permit or storm water detention is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Approval of the City of Little Rock will be required for additional water service other than the domestic meter for which application has been made. Contact Central Arkansas Water if larger and/or additional water meter(s) are 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 fee will apply to all meter connections including any metered connections off the private fire system. 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. The West Pulaski Fire Department District (contact Tom Cayton at 501-821-3104) 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: A 40 -foot building setback is required along all property lines that adjoin residential properties. Rotate the proposed building to conform to Pulaski County building setbacks requirements, or request a variance from Pulaski County Planning Board. CATH: No comment received. 3 FILE NO.: Z-7738 F. ISSUES/TECHNICAUDESIGN: Planning Division: The request is in the Burlingame Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Short Form Planned Commercial Development -PCD for an additional building behind an existing single family home for a photo studio. Photography will be taken in the building and also outside of the building to capture the areas scenic backdrop. Onsite parking will accommodate four to six vehicles. The single family home will continue to be occupied by the applicant. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a ' Minor Arterial is to provide connections to and through an urban area. Kanis Road has a Special Design Standard from Burlingame Road to Stewart Road adjacent to the applicant's property. This consists of a two-lane road with a twenty-two foot paved with and four -foot shoulders in order to protect the area's rural and scenic atmosphere. Kanis Road may require dedication of right-of-way and may require street improvements. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 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 proposed driveway expansion must allow for the minimum 9 - foot wide land use buffer along the site's eastern perimeter. The Landscape Ordinance requires a minimum width of 6 -feet 9 -inches. Unless otherwise provided for, a 6 -foot high opaque screen is required to help screen this property from the adjacent residential properties to the east, west and south. This screening may be a wooden fence with its face side directed outward, a wall or dense evergreen plantings. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) The applicant was not present. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated they would contact the applicant prior to the Public Hearing to resolve any outstanding issues associated with the proposed request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 FILE NO.: Z-773$ Cont. H. ANALYSIS: The applicant provided staff with a revised site plan addressing most of the issues raised at the October 28, 2004 Subdivision Committee meeting. The applicant has indicated the proposed building will be turned to meet the minimum 40 -foot building setback from all property lines per the County requirement. The applicant has also indicated the drive will be relocated to allow a minimum landscape strip of nine feet along the eastern property line. The existing drive to serve the single-family home is constructed of asphalt. The applicant has indicated the driveway extension and parking pad will be constructed of S132 gravel. The applicant is requesting a three year deferral of the paving of the proposed driveway and parking pad. Typically staff is supportive of the allowance of a deferral of the paving if the owner takes proper measures to contain the gravel. The applicant has indicated a single ground mounted sign will be used to identify the proposed business. The applicant has indicated the sign will be two feet high and three feet wide and a maximum of thirty inches in height. Signage typically allowed in single-family zones is one square feet of sign area with a maximum height of six feet. The applicant has indicated there will not be a dumpster located on the site and any additional site lighting will be low level in intensity and directed inward away from residentially zoned properties. The proposed hours of operation are from 9:00 am to 5:00 pm six days per week with a maximum of four employees. Staff is not supportive of the proposed development. Although the applicant has indicated the business is a low volume business staff does not feel introducing a commercial development into the area is appropriate. There are non-residential uses located in the area, which were in place prior to the City exercising its Extraterritorial Planning Jurisdiction. Historically staff has tried to recognize existing commercial uses in an area when expanding the planning boundary and established logical commercial nodes. There is a commercial node located near the site at the intersection of Kanis, Stewart and Denny Roads. The proposed request is inconsistent with the Land Use Plan, which recognizes the site as Single Family. Staff feels with the construction of the proposed building as a commercial facility this will open up the site for consideration of potential non- residential uses which are not low volume traffic generators. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. 5 FILE NO.: Z-7738 [Cont. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Cory Gilliam was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Staff stated the applicant was requesting a secondary residence, general and professional office uses as alternative uses for the site. Mr. Cory Gilliam addressed the Commission on the merits of the request. He stated his business was low in volume with three to four sessions per day. He stated the intent was to enhance the property and the area and not cause any adverse impact to the area. He stated the new building would be constructed residential in character and at some point in the future the home could be sold or become an accessory. dwelling. Mr. Gilliam stated staff had indicated concern with the introduction of commercial into the area. He stated his request was to allow a photography studio on the site and should not be judged by what could happen in the future. He stated the new building would not be visible from the roadway. He stated the main goal was to provide a setting for backdrops for his business complete with extensive landscaping which would only enhance the area and provide screening. He stated the building would not appear to be a commercial building. Mr. Clint Albright addressed the Commission on behalf of the applicant. He stated he currently owned the property and he and his wife built the home twenty plus years ago. He stated the home was located approximately two miles outside the City limits. He stated the business was not the first business to locate in the area. He stated there were a number of businesses located along Kanis Road. He stated he had spoken to the adjoining neighbors and most were not opposed to Mr. Gilliam's request. He stated the site would remain residential in character. Mr. Don Holeman addressed the Commission on behalf of the applicant. He provided the Commission with an elevation of the proposed structure. He stated the proposed development would enhance the neighborhood. He stated the design was similar to a secondary residence and would not appear commercial in character. Ms. Lolie Honie addressed the Commission in opposition of the proposed request. She stated the Staff and the Commission had worked hard to develop a future plan for the area and the request was not in compliance with the City's and the neighborhood's plan. She stated there were areas designated for commercial uses and the requested location was not designated for a commercial activity. She stated she lived on Kanis Road and sold real estate in the area. She stated many large companies would call her when they were recruiting and tell her to sell the prospect on Little Rock. She stated she would show the prospect the area and finish with the Kanis Road area. She stated it was important to not allow ad hock development. She stated economic growth and development was important but it was also important to maintain the City's plan. She stated the request was premature. She stated there were areas zoned and indicated on the City's plan for commercial development and felt these areas should be utilized before expanding into single-family neighborhoods. FILE NO.: Z-7738 (Cont. There was a general discussion concerning the proposed request. Commissioner Rector questioned if the applicant was willing to allow the approval to only run with the applicant's ownership. Mr. Gilliam stated he was willing to amend his application to place this requirement on his approval. Commissioner Rector also questioned the requested signage. He stated a six-foot sign seamed excessive and questioned if the applicant would consider signage allowed in single-family zones. Mr. Gilliam stated he was not willing to compromise on the requested signage. He stated Kanis Road was a rural roadway and he felt the indicated signage was necessary to direct his customers to the site. He stated his business would not generate a great deal of traffic. He requested the Commission consider his request on its merits. It was stated each request was reviewed on its own merits. Deputy City Attorney Cindy Dawson stated there were other factors, which weighed into the Commission's decision as well. She stated if the merits were the only consideration given for approval, then this would be spot zoning. Staff reminded the Commission the land use plan was review within the past six months and the property in question was not recommended for a change. A motion was made to approve the request to allow the placement of a photography studio on the site, non -transferable, to be constructed similar to the provided elevation with a two by three sign no more than thirty inches in height and a maximum of four employees. The motion carried by a vote of 6 ayes, 1 no, 3 absent and 1 recuse (Chairman Mizan Rahman). 7 December 2, 2004 ITEM NO.: 12 NAME: Albright Short -form PD -C LOCATION: located at 19125 Kanis Road DEVELOPER: Holeman Construction Company 14 Piedmont Lane Little Rock, AR 72223 . ENGINEER: Blaylock-Threet Engineers 1501 Markham Street Little Rock, AR 72211 AREA: 1.09 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential P D -C FILE NO.: Z-7738 FT. NEW STREET: 0 Single-family and a photography studio VARIAN C ESNVAIVE RS REQUESTED: A waiver of the required street improvements to Kanis Road. A. PROPOSAL/REQUEST: The applicant is proposing the rezoning of the site from R-2, Single-family to PD -C to allow a photography studio to locate on the site. The applicant has indicated the home will remain as a residence and a second structure will be added to the rear of the site to be used as the photography studio. The photography studio is proposed at 60 -feet by 32 -feet containing 1920 square feet. The applicant has indicated the studio will be constructed in a wooded area behind the existing single-family home and landscaped to soften the visual impact of the new building. The site plan includes the placement of a parking area to accommodate five vehicles near the new structure. The applicant has December 2, 2004 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-7738 also indicated screening will be placed along the property lines in the form of evergreen plantings. The site plan includes a single sign location near Kanis Road. The applicant is requesting a two foot by three foot sign with a maximum height of thirty -inches. The days and hours of operation are proposed as 9:00 am to 5:00 pm six days per week. The applicants cover letter indicates the photography business itself is low in volume. He states emphasis is placed on outdoor portraits within the property or off-site at other locations. The applicant has indicated three to four sessions will take place on an average workday. The applicant has indicated there will be two employees with maximum of four employees in the future to serve the business. The applicant has indicated the majority of the trees on the site will be maintained around the proposed structure to project a "studio in the wood' appearance. The applicant has also indicated extensive landscaping will be added to enhance the overall beauty of the property. The applicant is requesting a waiver of the required Master Street Plan improvements to Kanis Road. B. EXISTING CONDITIONS: The site contains an existing single-family home located on acreage. The predominate land use in the area is single-family homes located on acreage and a scattering of non -conforming, non-residential uses. At the intersection of Kanis Road and Denny Road there is commercially zoned property and commercial uses. In addition the land use plan indicates Neighborhood Commercial for the Kanis/Denny Roads intersection extending to Stewart Road. Kanis Road is a narrow two lane roadway with open ditches for drainage. A Conditional Use Permit was recently approved for a multi -sectional manufactured home to the southwest of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site and all owners of property located within 200 -feet of the site were notified of the public hearing. There is not an active neighborhood association located in the area. 2 December 2, 2004 SUBDIVISION ITEM NO.: 12 (Cont.) FILE NO.: Z- 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. 2. Furnish signed and notarized dedications with final Board approval of the rezoning request. 3. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with the planned development or obtain a Board of Directors approval of a waiver or deferral of street improvements. 4. This site is outside of the corporate limits. No grading permit or storm water detention is required. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: Approved as submitted. Center -Point Eergy: No comment received. SBC: No comment received. Central Arkansas Water: Approval of the City of Little Rock will be required for additional water service other than the domestic meter for which application has been made. Contact Central Arkansas Water if larger and/or additional water meter(s) are 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 fee will apply to all meter connections including any metered connections off the private fire system. 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. The West Pulaski Fire Department District (contact Tom Cayton at 501-821-3104) 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. 3 December 2, 2004 SUBDIVISION ITEM NO.: 12 Cont.) FILE NO.: Z-7738 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: A 40 -foot building setback is required along all property lines that adjoin residential properties. Rotate the proposed building to conform to Pulaski County building setbacks requirements, or request a variance from Pulaski County Planning Board. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the Burlingame Planning_ District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Short Form Planned Commercial Development -PCD for an additional building behind an existing single family home for a photo studio. Photography will be taken in the building and also outside of the building to capture the areas scenic backdrop. Onsite parking will accommodate four to six vehicles. The single family home will continue to be occupied by the applicant. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. Master Street Plan: Kanis Road is shown as a Minor Arterial on the Master Street Plan. The purpose of a Minor Arterial is to provide connections to and through an urban area. Kanis Road has a Special Design Standard from Burlingame Road to Stewart Road adjacent to the applicants property. This consists of a two-lane road with a twenty-two foot paved with and four -foot shoulders in order to protect the area's rural and scenic atmosphere. Kanis Road may require dedication of right-of-way and may require street improvements. Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. 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 proposed driveway expansion must allow for the minimum 9 - foot wide land use buffer along the site's eastern perimeter. The Landscape Ordinance requires a minimum width of 6 -feet 9 -inches. Unless otherwise provided for, a 6 -foot high opaque screen is required to help screen this property from the adjacent residential properties to the east, west and south. This screening may be a wooden fence with its face side directed outward, a wall or 4 December 2, 2004 SUBDIVISION ITEM NO.: 12 [Cont.] FILE NO.: Z-7738 dense evergreen plantings. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) The applicant was not present. Staff presented an overview of the proposed development indicating there were additional items necessary to complete the review process. Staff stated they would contact the applicant prior to the Public Hearing to resolve any outstanding issues associated with the proposed request. 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 provided staff with a revised site plan addressing most of the issues raised at the October 28, 2004 Subdivision Committee meeting. The applicant has indicated the proposed building will be turned to meet the minimum 40 -foot building setback from all property lines per the County requirement. The applicant has also indicated the drive will be relocated to allow a minimum landscape strip of nine feet along the eastern property line. The existing drive to serve the single-family home is constructed of asphalt. The applicant has indicated the driveway extension and parking pad will be constructed of SB2 gravel. The applicant is requesting a three year deferral of the paving of the proposed driveway and parking pad. Typically staff is supportive of the allowance of a deferral of the paving if the owner takes proper measures to contain the gravel. The applicant has indicated a single ground mounted sign will be used to identify the proposed business. The applicant has indicated the sign will be two feet high and three feet wide and a maximum of thirty inches in height. Signage typically allowed in single-family zones is one square feet of sign area with a maximum height of six feet. The applicant has indicated there will not be a dumpster located on the site and any additional site lighting will be low level in intensity and directed inward away from residentially zoned properties. The proposed hours of operation are from 9:00 am to 5:00 pm six days per week with a maximum of four employees. Staff is not supportive of the proposed development. Although the applicant has indicated the business is a low volume business staff does not feel introducing a commercial development into the area is appropriate. There are non-residential uses located in the area, which were in place prior to the City exercising its Extraterritorial Planning Jurisdiction. Historically staff has tried to recognize existing commercial uses in an area when expanding the planning boundary and established logical commercial nodes. There is a commercial node located near I.1 December 2, 2004 SUBDIVISION ITEM NO.: 12 FILE NO.: Z-7738 established logical commercial nodes. There is a commercial node located near the site at the intersection of Kanis, Stewart and Denny Roads. The proposed request is inconsistent with the Land Use Plan, which recognizes the site as Single Family. Staff feels with the construction of the proposed building as a commercial facility this will open up the site for consideration of potential non- residential uses which are not low volume traffic generators. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Cory Gilliam was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of denial. Staff stated the applicant was requesting a secondary residence, general and professional office uses as alternative uses for the site. Mr. Cory Gilliam addressed the Commission on the merits of the request. He stated his business was low in volume with three to four sessions per day. He stated the intent was to enhance the property and the area and not cause any adverse impact to the area. He stated the new building would be constructed residential in character and at some point in the future the home could be sold or become an accessory dwelling. Mr. Gilliam stated staff had indicated concern with the introduction of commercial into the area. He stated his request was to allow a photography studio on the site and should not be judged by what could happen in the future. He stated the new building would not be visible from the roadway. He stated the main goal was to provide a setting for backdrops for his business complete with extensive landscaping which would only enhance the area and provide screening. He stated the building would not appear to be a commercial building. Mr. Clint Albright addressed the Commission on behalf of the applicant. He stated he currently owned the property and he and his wife built the home twenty plus years ago. He stated the home was located approximately two miles outside the City limits. He stated the business was not the first business to locate in the area. He stated there were a number of businesses located along Kanis Road. He stated he had spoken to the adjoining neighbors and most were not opposed to Mr. Gilliam's request. He stated the site would remain residential in character. Mr. Don Holeman addressed the Commission on behalf of the applicant. He provided the Commission with an elevation of the proposed structure. He stated the proposed development would enhance the neighborhood. He stated the design was similar to a secondary residence and would not appear commercial in character. 1.1 December 2, 2004 SUBDIVISION ITEM NO.: 12 (Cont. FILE NO.: Z-7738 Ms. Lolie Honie addressed the Commission in opposition of the proposed request. She stated the Staff and the Commission had worked hard to develop a future plan for the area and the request was not in compliance with the City's and the neighborhood's plan. She stated there were areas designated for commercial uses and the requested location was not designated for a commercial activity. She stated she lived on Kanis Road and sold real estate in the area. She stated many large companies would call her when they were recruiting and tell her to sell the prospect on Little Rock. She stated she would show the prospect the area and finish with the Kanis Road area. She stated it was important to not allow ad hock development. She stated economic growth and development was important but it was also important to maintain the City's plan. She stated the request was premature. She stated there were areas zoned and indicated on the City's plan for commercial development and felt these areas should be utilized before expanding into single-family neighborhoods. There was a general discussion concerning the proposed request. Commissioner Rector questioned if the applicant was willing to allow the approval to only run with the applicant's ownership. Mr. Gilliam stated he was willing to amend his application to place this requirement on his approval. Commissioner Rector also questioned the requested signage. He stated a six-foot sign seamed excessive and questioned if the applicant would consider signage allowed in single-family zones. Mr. Gilliam stated he was not willing to compromise on the requested signage. He stated Kanis Road was a rural roadway and he felt the indicated signage was necessary to direct his customers to the site. He stated his business would not generate a great deal of traffic. He requested the Commission consider his request on its merits. It was stated each request was reviewed on its own merits. Deputy City Attorney Cindy Dawson stated there were other factors, which weighed into the Commission's decision as well. She stated if the merits were the only consideration given for approval, then this would be spot zoning. Staff reminded the Commission the land use plan was review within the past six months and the property in question was not recommended for a change. A motion was made to approve the request to allow the placement of a photography studio on the site, non -transferable, to be constructed similar to the provided elevation with a two by three sign no more than thirty inches in height and a maximum of four employees. The motion carried by a vote of 6 ayes, 1 no, 3 absent and 1 recuse (Chairman Mizan Rahman). 7 ITEM NO.: 12 FILE NO.: Z-7738 NAME: Albright Short -form PD -C LOCATION: located at 19125 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. 2. Provide the bill of assurance for the existing subdivision. This may be obtained from the Circuit Clerks Office Real Estate, 401 West Markham Street. 3. Provide a letter from the local volunteer fire department indicating their awareness of the proposed development and their ability to serve the development. 4. Provide the proposed parking layout for the new structure. Provide details of the proposed surface material of the proposed parking pad. 5. Provide details of any proposed fencing on the proposed site plan indicating height/location and construction materials. do �..� 'Pc-- 41 6. Will there be a dumpster located on the site . If so indicate "tllocation of the proposed dumpster along with a note concerning the required screening. %&0 7. Will there be any signage as a part of the proposed development? If so indicate the location of the proposed signage along with details concerning the height and area. 8. Any additional site lighting must be low level and directional, directed inward away from residentially zoned properties. v. -,c VarianceNVaivers: Waiver of required street construction to Kanis Road. 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. ` , . 2. Furnish signed and notarized dedications with final Board approval of the rezoning request. 3. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development or obtain a Board of Directors approval of a waiver or deferral of street improvements. (� ; 4. This site is outside of the corporate limits. No grading permit or storm water detention is required. Utilities and Fire Department/County Planning:, Wastewater: Outside the service boundary. No comment. Entergy: Approved as submitted. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Approval of the City of Little Rock will be required for additional water service other than the domestic meter for which application has been made. Contact Central Arkansas Water if larger and/or additional water meter(s) are 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 fee will apply to all meter connections including any metered connections off the private fire system. 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. The West Pulaski Fire Department District (contact Tom Cayton at 501-821-3104) 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. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional information. County Planning: CATA: No comment received. Plannina Division: Landscape:The proposed driveway expansion must allow for the minimum 9 -foot wide land use buffer along the site's eastern perimeter. The Landscape Ordinance requires a minimum width of 6 -feet 9 -inches. Unless otherwise provided for, a 6 -foot high opaque screen is required to help screen this property from the adjacent residential properties to the east, west and south. This screening may be a wooden fence with its face side directed outward, a wall or dense evergreen plantings. 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 3, 2004.