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HomeMy WebLinkAboutZ-7835 Staff AnalysisFILE NO.: Z-7 NAME: Nuniss Short -form PD -O LOCATION: Located at 6500 Mabelvale Pike DEVELOPER: Twana Nunniss 1700 Barrow Road, #126 Little Rock, AR 72204 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.48 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PROPOSED USE: Real Estate Office VARIANCESIWAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF The site was constructed as a non-residential building prior to annexation by the City of Little Rock in the 1980's. The building has served as a number of commercial uses including a roofing contractor's office. The site was previously allowed a C-4, Open Display District non -conforming status. The building has sat vacant for more than one year, thus resulting in the loss of its non -conforming status. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of this site from R-2, Single-family to PD -0 to allow this existing non-residential structure to be used as a real estate office. The applicant has indicated she intends to employ up to four agents, one full time, three part time and one assistant over the next three years. She has FILE NO.: Z-7835 (Cont. also indicated the hours of operation will be from 9:00 am to 4:00 pm Monday through Friday and by appointment only after 4:00 pm and on Saturday. The applicant has indicated the site will be leased from the property owner for three years after which, if purchased she intends to revise the PD -O to allow building modifications and revise the current parking configuration to enhance the property's appearance and value. The applicant has indicated immediate plans include the painting of the interior and exterior of the building along with the addition of planting beds in front of the building to enhance the overall appearance of the site. The applicant is requesting to utilize the existing right-of-way for backing of the proposed parking spaces for the three year time period. The site plan indicates there is sufficient backing space to allow for motorists to maneuver without backing into the travel lanes of Mabelvale Pike. B. EXISTING CONDITIONS: The site contains a commercial building along with a paved area in front of the building wrapping to the side of the building. The site also contains a fence to screen the previous storage area for the roofing contractor. There is also a wood fence located along the southern and western perimeters of the site. There are single-family homes located to the west and south of the site. There are also single-family homes located to the north of the site across 65th Street. There is a funeral home located to the north of the site, also across 65th Street. To the east of the site are commercial uses abutting South University Avenue. To the southwest of the site there are single-family homes accessed from Mabelvale Pike. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Meadowcliff Neighborhood Association, the South Brookwood Neighborhood Association, Southwest Little Rock United for Progress, 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. D. ENGINEERING COMMENTS: 1. The proposed parking area must be located back from the right-of-way line of Mabelvale Pike a distance sufficient to provide on-site maneuvering room. No backing out in the right-of-way. 2. The existing apron must be narrowed to a maximum width of 36 -feet for commercial driveways. 2 FILE NO.: Z-7835 Cont. E. F UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point _Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water about re-establishing service to this property. Fire Department: Approved as submitted. County Planning: No comment. CATH: The site is located on CATA bus route #17 the Mabelvale Downtown bus route ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PD- O (Planned Development -Office) to use an existing non- conforming structure as a real estate office. The proposal does not have a significant impact on the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Mabelvale Pike and West 65th Street are shown as Collectors on the Master Street Plan. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Nearby University Avenue is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The Master Street Plan indicates that West 65th Street is a Minor Arterial west of University Avenue. The purpose of a Minor Arterial is to Provide connections to and through an urban area. Mabelvale Pike and West 65 h Street may require dedication of right of way and half street improvements at Collector Street Standards. Since this property is located at an intersection entrances and exists should be located as far from the intersection as possible. City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the 65th Street West Neighborhood Action plan. The Land Use goal is to establish compatibility between different land uses. One objective encourages development of non-residential uses to occur in areas 3 -ILE NO.: Z-7835 Cont. indicated on the Future Land Use Plan or on already zoned properties. The applicant has proposed to re -use a currently non -conforming structure which could be considered consistent with the plan. An additional objective is "protect the residential integrity of neighborhoods by maintaining adequate separation between residential and non-residential uses," with an action statement "monitor rezoning requests before they are present to the Planning Commission/Board of Directors." The neighborhood should be informed of the proposed change in use since it is near single family residences. The applicant has applied for a PD -O, which could result in more defined zoning controls and adequate separation of uses. Landscape: The plan submitted does not allow for the minimum 9 -foot wide street buffer along Mabelvale Pike. The minimum width allowed by the landscape ordinance is 6 -feet 9 -inches. A variance from the landscape ordinance requirements necessitates City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and western perimeters of the site. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Ms. Nunniss was present representing the request. Staff introduced the item indicating there were additional items necessary to complete the review process. Staff questioned proposed signage. Staff stated the cover letter indicated building signage would be utilized. Ms. Nunniss stated she was not proposing the placement of a ground mounted sign on the site. Staff also questioned exterior modifications which would be performed on the site to "spruce up the site". Ms. Nunniss stated she did plan to paint the building and place planters on the site. Public Works comments were addressed. Staff stated the existing driveway apron should be narrowed to 36 -feet. Staff also stated the parking should be arranged to allow for maneuvering room on site and not force motorists to back into the right-of-way. Landscaping comments were addressed. Staff stated the indicated site plan did not allow for the required landscaping with regard to street buffer requirements. Staff also stated screening would be required adjacent to the southern and western perimeters of the site. 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 site plan to staff addressing concerns raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated 4 FILE NO.: Z-7835 (Cont. landscaping will be added to the front of the building with the placement of two planters constructed of landscape timbers. The applicant has indicated cosmetic repairs will be made to the interior of the building and the exterior will be painted in a similar color of the current color pallet. The applicant has also indicated ground mounted signage is not proposed but building signage will be utilized. The applicant has indicated the proposed sign will be four feet by eight feet or thirty-two square feet in area. The indicated signage is consistent with signage allowed in commercial zones or no more than ten percent of the fagade area. The applicant has indicted there will be one full time agent and three part time agents and one office assistant. The applicant is requesting a rezoning of the site to PID -0 for a real estate office and is not requesting any alternative uses for the site. The applicant has also limited the hours of operation to 9:00 am to 4:00 pm Monday through Friday and by appointment only after 4:00 pm and on Saturday. The building was constructed prior to annexation to the City and was constructed as a non-residential building. It is unlikely the site will be utilized as a residential use. Staff does not feel the use of the site as a real estate office will have any adverse impact on adjoining properties. Typically, a real estate office would be low in volume of activity and with the limited hours as proposed, there should be limited impact on the adjoining single-family homes. Staff is supportive of the applicant's request to redevelop the site for an office use for a real estate office. The applicant has indicated the placement of five parking spaces, utilizing the existing on-site paving. Based on an office use, the ordinance would typically require the placement of three parking spaces. The applicant's indicated parking plan would require the utilization of the existing right-of-way for maneuvering. The applicant has indicated she currently has a three year lease on the building and is requesting the utilization of the right-of-way for the three year time period. She has indicated after the three years she would request a revision to the PD -O zoning to allow for a revision to the overall parking plan and exterior modifications to the building. Staff is not supportive of this request. Staff feels the applicant should modify the current parking to meet minimum ordinance requirements. Staff does not feel the utilization of the existing right-of-way for maneuvering is a safe situation. The applicant has also not installed landscaping as required by ordinance. Staff feels with the placement of a proper parking lot and the reduction of the driveway apron to meet current ordinance requirement, the applicant could install the required landscaping. Although staff is supportive of the proposed use of the site, staff is not supportive of the indicated parking plan or the requested reduction in landscaping requirements. Staff feels the site should be redeveloped to meet minimum ordinance requirements to ensure safety for customers and employees entering and exiting the site. ,7 FILE NO.: Z-7835 (Cont. STAFF RECOMMENDATIO Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. 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 staff report. Staff also presented a recommendation of approval of the applicant's request for a three-year deferral of the required hard surface -parking requirement. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. Lit May 26, 2005 ITEM NO.: 15 FILE NO.: Z-7835 NAME: Nuniss Short -form PD -O LOCATION: Located at 6500 Mabelvale Pike DEVELOPER: Twana Nunniss 1700 Barrow Road, #126 Little Rock, AR 72204 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.48 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -o • Real Estate Office VARIANCESIVVAIVERS REQUESTED: None requested. BACKGROUND: FT. NEW STREET: 0 LF The site was constructed as a non-residential building prior to annexation by the City of Little Rock in the 1980's. The building has served as a number of commercial uses including a roofing contractor's office. The site was previously allowed a C-4, Open Display District non -conforming status. The building has sat vacant for more than one year, thus resulting in the loss of its non -conforming status. A. PROPOSAUREQUEST: The applicant is proposing the rezoning of this site from R-2, Single-family to PD -0 to allow this existing non-residential structure to be used as a real estate office. The applicant has indicated she intends to employ up to four agents, one May 26, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z - full time, three part time and one assistant over the next three years. She has also indicated the hours of operation will be from 9:00 am to 4:00 pm Monday through Friday and by appointment only after 4:00 pm and on Saturday. The applicant has indicated the site will be leased from the property owner for three years after which, if purchased she intends to revise the PD -O to allow building modifications and revise the current parking configuration to enhance the property's appearance and value. The applicant has indicated immediate plans include the painting of the interior and exterior of the building along with the addition of planting beds in front of the building to enhance the overall appearance of the site. The applicant is requesting to utilize the existing right-of-way for backing of the proposed parking spaces for the three year time period. The site plan indicates there is sufficient backing space to allow for motorists to maneuver without backing into the travel lanes of Mabelvale Pike. B. EXISTING CONDITIONS: The site contains a commercial building along with a paved area in front of the building wrapping to the side of the building. The site also contains a fence to screen the previous storage area for the roofing contractor. There is also a wood fence located along the southern and western perimeters of the site. There are single-family homes located to the west and south of the site. There are also single-family homes located to the north of the site across 65th Street. There is a funeral home located to the north of the site, also across 65th Street. To the east of the site are commercial uses abutting South University Avenue. To the southwest of the site there are single-family homes accessed from Mabelvale Pike. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Meadowcliff Neighborhood Association, the South Brookwood Neighborhood Association, Southwest Little Rock United for Progress, 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. D. ENGINEERING COMMENTS: 1. The proposed parking area must be located back from the right-of-way line of Mabelvale Pike a distance sufficient to provide on-site maneuvering room. No backing out in the right-of-way. 2 May 26, 2005 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-7835 2. The existing apron must be narrowed to a maximum width of 36 -feet for commercial driveways. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Enter : No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water about re-establishing service to this property. Fire Department: Approved as submitted. Counly Plannin : No comment. CATA: The site is located on CATA bus route #17 the Mabelvale Downtown bus route F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the 65th Street West Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a PD- O (Planned Development -Office) to use an existing non- conforming structure as a real estate office. The proposal does not have a significant impact on the Land Use Plan. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. Master Street Plan: Mabelvale Pike and West 65th Street are shown as Collectors on the Master Street Plan. A Collector street's primary purpose is to link Local Streets and activity centers to Arterials. Nearby University Avenue is shown as a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. The Master Street Plan indicates that West 65th Street is a Minor Arterial west of University Avenue. The purpose of a Minor Arterial is to provide connections to and through an urban area. Mabelvale Pike and West 65th Street may require dedication of right of way and half street improvements at Collector Street Standards. Since this property is located at an intersection entrances and exists should be located as far from the intersection as possible. 3 May 26, 2005 SUBDIVISION ITEM NO.: 15 (Cont.) _ _ _ FILE NO.: Z-7835 City Recognized Neighborhood Action Plan: The property under review is located in an area covered by the 65t Street West Neighborhood Action plan. The Land Use goal is to establish compatibility between different land uses. One objective encourages development of non-residential uses to occur in areas indicated on the Future Land Use Plan or on already zoned properties. The applicant has proposed to re -use a currently non -conforming structure which could- be considered consistent with the plan. An additional objective is "protect the residential integrity of neighborhoods by maintaining adequate separation between residential and non-residential uses," with an action statement "monitor rezoning requests before they are present to the Planning Commission/Board of Directors." The neighborhood should be informed of the proposed change in use since it is near single family residences. The applicant has applied for a PD -O, which could result in more defined zoning controls and adequate separation of uses. Landscape: The plan submitted does not allow for the minimum 9 -foot wide street buffer along Mabelvale Pike. The minimum width allowed by the landscape ordinance is 6 -feet 9 -inches. A variance from the landscape ordinance requirements necessitates City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and western perimeters of the site. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Ms. Nunniss was present representing the request. Staff introduced the item indicating there were additional items necessary to complete the review process. Staff questioned proposed signage. Staff stated the cover letter indicated building signage would be utilized. Ms. Nunniss stated she was not proposing the placement of a ground mounted sign on the site. Staff also questioned exterior modifications which would be performed on the site to "spruce up the site". Ms. Nunniss stated she did plan to paint the building and place planters on the site. Public Works comments were addressed. Staff stated the existing driveway apron should be narrowed to 36 -feet. Staff also stated the parking should be arranged to allow for maneuvering room on site and not force motorists to back into the right-of-way. Landscaping comments were addressed. Staff stated the indicated site plan did not allow for the required landscaping with regard to street buffer requirements. Staff also stated screening would be required adjacent to the southern and western perimeters of the site. 4 May 26, 2005 SUBDIVISION ITEM NO. 15 (Cont.) FILE NO.: Z-7835 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 site plan to staff addressing concerns raised at the May 5, 2005, Subdivision Committee meeting. The applicant has indicated landscaping will be added to the front of the building with the placement of two planters constructed of landscape timbers. The applicant has indicated cosmetic repairs will be made to the interior of the building and the exterior will be painted in a similar color of the current color pallet. The applicant has also indicated ground mounted signage is not proposed but building signage will be utilized. The applicant has indicated the proposed sign will be four feet by eight feet or thirty-two square feet in area. The indicated signage is consistent with signage allowed in commercial zones or no more than ten percent of the fagade area. The applicant has indicted there will be one full time agent and three part time agents and one office assistant. The applicant is requesting a rezoning of the site to PD -0 for a real estate office and is not requesting any alternative uses for the site. The applicant has also limited the hours of operation to 9:00 am to 4:00 pm Monday through Friday and by appointment only after 4:00 pm and on Saturday. The building was constructed prior to annexation to the City and was constructed as a non-residential building. It is unlikely the site will be utilized as a residential use. Staff does not feel the use of the site as a real estate office will have any adverse impact on adjoining properties. Typically, a real estate office would be low in volume of activity and with the limited hours as proposed, there should be limited impact on the adjoining single-family homes. Staff is supportive of the applicant's request to redevelop the site for an office use for a real estate office. The applicant has indicated the placement of five parking spaces, utilizing the existing on-site paving. Based on an office use, the ordinance would typically require the placement of three parking spaces. The applicant's indicated parking plan would require the utilization of the existing right-of-way for maneuvering. The applicant has indicated she currently has a three year lease on the building and is requesting the utilization of the right-of-way for the three year time period. She has indicated after the three years she would request a revision to the PD -O zoning to allow for a revision to the overall parking plan and exterior modifications to the building. Staff is not supportive of this request. Staff feels the applicant should modify the current parking to meet minimum ordinance requirements. Staff does not feel the utilization of the existing right-of-way for maneuvering is a safe situation. 5 May 26, 2005 SUBDIVISION ITEM NO.: 15 (Cont. FILE NO.: Z-7835 The applicant has also not installed landscaping as required by ordinance. Staff feels with the placement of a proper parking lot and the reduction of the driveway apron to meet current ordinance requirement, the applicant could install the required landscaping. Although staff is supportive of the proposed use of the site, staff is not supportive of the indicated parking plan or the requested reduction in landscaping requirements. Staff feels the site should be redeveloped to meet minimum ordinance requirements to ensure safety for customers and employees entering and exiting the site. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (MAY 26, 2005) The applicant was present. There were no registered objectors present. 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 staff report. Staff also presented a recommendation of approval of the applicant's request for a three-year deferral of the required hard surface -parking requirement. There was no further discussion of the item. The chair entertained a motion to place the item for inclusion on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. A ITEM NO.: 15 NAME: Nuniss Short -form PD -O LOCATION: located at 6500 Mabelvale Pike FILE NO.: Z-7835 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. The indicated parking layout will not work. The typical minimum parking spaces are nine feet in width and twenty feet in length. Provide details of the proposed parking layout including ingress and egress and maneuvering on the site. 3. Will any landscaping be added to the site as a result of the change in use? Are any planters planned in front of the building? If so indicate the time frame anticipated for completion. 4. Provide details of any proposed signage, both ground mounted signage and building signage. 5. Are there any exterior modifications or renovations being planned for the building such as painting? If so indicated the time frame anticipated for completion. Variance/Waivers: None requested. Public Works Conditions: 1. The proposed parking area must be located back from the right-of-way line of Mabelvale Pike a distance sufficient to provide on-site maneuvering room. No backing out in the right-of-way. 2. The existing apron must be narrowed to a maximum width of 36 -feet for commercial driveways. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: Contact Central Arkansas Water about re-establishing service to this property. Fire Department: Approved as submitted. County Planning: No comment. CATA: Plannina Division: Landscape: The plan submitted does not allow for the minimum 9 -foot wide street buffer along Mabelvale Pike. The minimum width allowed by the landscape ordinance is 6 -feet 9 -inches. A variance from the landscape ordinance requirements necessitates City Beautiful Commission approval. A 6 -foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the southern and eastern perimeters 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, May 11, 2005.