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HomeMy WebLinkAboutZ-7841 Staff AnalysisFILE NO.: Z-7 NAME: Davis Forestry Short -form PD -O LOCATION: Located at 1000 Asbury Drive DEVELOPER: Davis Forestry Real Estate 13616 Kanis Road Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.65 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential -M Real Estate Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant proposes the rezoning of this site from R-2, Single-family to PD -O to allow the use of this existing structure as an office use. The applicant has indicated the site will be utilized as an office use for a real estate office/timber management firm. The applicant has indicated there are six employees of the firm with only two of the employees reporting to the site daily for work. The applicant has indicated the remainder of the employees report to the site weekly for a full staff meeting. The applicant has indicated additional parking will be added to the site to allow for six parking spaces. The new paving will be added to the end of an existing driveway servicing the site. The applicant has indicated the residential integrity FILE NO.: Z-7841 (Cont.)_ of the site will be maintained. The hours of operation are proposed as 8:00 am to 5:00 pm Monday through Friday. B. EXISTING CONDITIONS: The site contains an existing single-family structure which appears to be vacant. To the north, south and west of the site are single-family homes. Southeast of the site is a single-family home located adjacent to Kanis Road. Further to the southeast of the site are two structures currently zoned POD being used as office uses. Northeast of the site is the Timber Ridge Subdivision. Asbury Road is a narrow roadway with open ditches for drainage. There are no sidewalks located in the area. C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: 1. No comments on proposed change in use. Any future construction or site redevelopment will be subject to boundary street improvements and storm water detention. 2. Asbury is classified as a local street with an existing pavement width less than 18 -feet. 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: No comment received. Center -Point Energy.: Approved as submitted. SBC: No comment received. Central Arkansas Water: This property has existing water service. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). 2 FILE NO.: Z-7841 Cont. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to PD -0 (Planned Office Development) for the conversion of a single-family structure into an office use. The request does not require a change to 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: Asbury Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Asbury Road may require dedication of right-of-way and may require street improvements. 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 listed one objective relevant to this case. Promote commercial and office development that: meets the needs of Rock Creek Neighborhood residents for shopping, services, and jobs; maintains as much as possible of the existing topography, trees and green space; and enhances the primarily residential character of the community. With the action statements: "adhere to the adopted Land Use Plan, encourage all commercial and office development in the community to be subject to neighborhood input prior to City approval, adopt a policy of adhering to the Land Use Plan, restrict the overgrowth of commercial development to residential development," and "aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments. This development is in an area that is shown as Mixed Office Commercial and does comply with the Plan. To meet the landscaping goal adequate green space and undisturbed open space should be incorporated into the site design. This development will be utilizing a Planned Zoning District and could create additional jobs in the area, which are both consistent with the plan. Also indicated in the plan is a desire for resident - developer interaction regarding the development and design process. Staff encourages the developers to meet with the local neighborhood association to identify concerns and present their plan. Landscape: A portion of the northern land use buffer is less than the 9 -foot minimum allowed. However, areas set aside for landscaping meet with landscape ordinance requirements. 3 FILE NO.: Z-7841 [Cont. 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 sites northern, southern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Tim Daters was present representing the applicant. Staff introduced the item indicating there were additional details necessary to complete the review process. Staff stated the indicated parking plan was not acceptable. Staff stated the existing trellis would not allow for maneuvering on the site and should be removed or relocated. Staff also questioned any proposed signage that would be placed on the site. Staff questioned if any alternative uses were being requested for the site. Mr. Daters stated the request was for a real estate office only. Public Works comments were addressed. Staff stated any future construction would necessitate Master Street Plan improvements to Asbury Road. Landscaping comments were addressed. Staff stated the indicated landscaped areas did not comply with minimum ordinance requirements along the northern perimeter of the site. Staff stated a minimum of six feet nine inches would be required to meet the minimum Landscape Ordinance requirement. 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 most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has redesigned the site plan to include the required landscape strip along the northern perimeter of the site and indicated the required screening along the northern, western and southern property lines. The applicant has also redesigned the parking area to eliminate maneuvering concerns raised by staff. The applicant has indicated the existing trellis will be removed to allow the most efficient access to the proposed parking spaces. Staff is supportive of the applicant's request. In staffs opinion the indicated site plan allows for the required parking but maintains the residential integrity of the site. The applicant has indicated the existing driveway will be extended to allow the placement of three additional spaces. The indicated driveway extension is not uncommon for a residential structure. The applicant has also indicated no exterior modifications, with the exception of the additional paving, are being proposed for the home, which will also ensure maintenance of the residential integrity of the site. The applicant has indicated signage is not being proposed with the exception of a small sign located on the face of the building but has indicated if ground signage is added, the signage will comply with signage allowed in single-family zones or a maximum of six feet in height and one square foot in sign area. 4 FILE NO.: Z-7841 The proposed use of the site should be low in intensity. The applicant has proposed the use of the site as a real estate — timber management office with six employees and one office assistant. The applicant has indicated four of the employees will report to the site one a week for a weekly staff meeting and spend the remainder of their time in the field. The applicant has also indicated the office hours will be from 8:00 am to 5:00 pm Monday through Friday. Staff does not feel the indicated number of employees or the hours of operation will be disruptive to the neighborhood. To staff's knowledge there .are no outstanding issues associated with the proposed request. The site is indicated as Mixed Office Commercial on the City's Future Land Use Plan and the desired use is consistent with the plan. In staffs opinion, the proposed use of the site as an office use for a real estate office should have minimal 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: (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. 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. 5 May 26, 2005 ITEM NO.: 20 FILE NO.: Z-7841 NAME: Davis Forestry Short -form PD -O LOCATION: Located at 1000 Asbury Drive DEVELOPER: Davis Forestry Real Estate 13616 Kanis Road Little Rock, AR 72211 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.65 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential -m Real Estate Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FT. NEW STREET: 0 LF The applicant proposes the rezoning of this site from R-2, Single-family to PD -O to allow the use of this existing structure as an office use. The applicant has indicated the site will be utilized as an office use for a real estate office/timber management firm. The applicant has indicated there are six employees of the firm with only two of the employees reporting to the site daily for work. The applicant has indicated the remainder of the employees report to the site weekly for a full staff meeting. The applicant has indicated additional parking will be added to the site to allow for six parking spaces. The new paving will be added to the end of an existing May 26, 2005 SUBDIVISION ITEM NO.: 20 (Cont. FILE NO.: Z-7841 driveway servicing the site. The applicant has indicated the residential integrity of the site will be maintained. The hours of operation are proposed as 8:00 am to 5:00 pm Monday through Friday. B. EXISTING CONDITIONS: The site contains an existing single-family structure which appears to be vacant. To the north, south and west of the site are single-family homes. Southeast of the site is a single-family home located adjacent to Kanis Road. Further to the southeast of the site are two structures currently zoned POD being used as office uses. Northeast of the site is the Timber Ridge Subdivision. Asbury Road is a narrow roadway with open ditches for drainage. There are no sidewalks located in the area. C. NEIGHBORHOOD COMMENTS: The Parkway Place Neighborhood Association, all owners of property located within 200 -feet of the site and all residents, who could be identified, located within 300 -feet of the site were notified of the public hearing. As of this writing, staff has received several informational phone calls from area residents. D. ENGINEERING COMMENTS: 1. No comments on proposed change in use. Any future construction or site redevelopment will be subject to boundary street improvements and storm water detention. 2. Asbury is classified as a local street with an existing pavement width less than 18 -feet. 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: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: This property has existing water service. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) wiill be required. Contact the Little Rock Fire Department 2 May 26, 2005 SUBDIVISION ITEM NO.: 20 (Cont. FILE NO.: Z-784 to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Mixed Office Commercial for this property. The applicant has applied for a rezoning from R-2 (Single Family District) to PD -0 (Planned Office Development) for the conversion of a single-family structure into an office use. The request does not require a change to 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: Asbury Road is shown as a Local Street on the Master Street Plan. The primary function of a Local Street is to provide access to adjacent properties. Asbury Road may require dedication of right-of-way and may require street improvements. 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 listed one objective relevant to this case. Promote commercial and office development that: meets the needs of Rock Creek Neighborhood residents for shopping, services, and jobs; maintains as much as possible of the existing topography, trees and green space; and enhances the primarily residential character of the community. With the action statements: "adhere to the adopted Land Use Plan, encourage all commercial and office development in the community to be subject to neighborhood input prior to City approval, adopt a policy of adhering to the Land Use Plan, restrict the overgrowth of commercial development to residential development," and "aggressively use Planned Zoning Districts (PZDs) to influence more neighborhood -friendly and better quality developments. This development is in an area that is shown as Mixed Office Commercial and does comply with the Plan. To meet the landscaping goal adequate green space and undisturbed open space should be incorporated into the site design. This development will be utilizing a Planned Zoning District and could create additional jobs in the area, which are both consistent with the plan. Also indicated in the plan is a desire for resident - developer interaction regarding the development and design process. Staff 3 May 26, 2005 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-7841 encourages the developers to meet with the local neighborhood association to identify concerns and present their plan. Landscape: A portion of the northern land use buffer is less than the 9 -foot minimum allowed. However, areas set aside for landscaping meet with landscape ordinance requirements. 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 sites northern, southern and western perimeters. G. SUBDIVISION COMMITTEE COMMENT: (May 5, 2005) Mr. Tim Daters was present representing the applicant. Staff introduced the item indicating there were additional details necessary to complete the review process. Staff stated the indicated parking plan was not acceptable. Staff stated the existing trellis would not allow for maneuvering on the site and should be removed or relocated. Staff also questioned any proposed signage that would be placed on the site. Staff questioned if any alternative uses were being requested for the site. Mr. Daters stated the request was for a real estate office only. Public Works comments were addressed. Staff stated any future construction would necessitate Master Street Plan improvements to Asbury Road. Landscaping comments were addressed. Staff stated the indicated landscaped areas did not comply with minimum ordinance requirements along the northern perimeter of the site. Staff stated a minimum of six feet nine inches would be required to meet the minimum Landscape Ordinance requirement. 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 most of the issues raised at the May 5, 2005, Subdivision Committee meeting. The applicant has redesigned the site plan to include the required landscape strip along the northern perimeter of the site and indicated the required screening along the northern, western and southern property lines. The applicant has also redesigned the parking area to eliminate maneuvering concerns raised by staff. The applicant has indicated the existing trellis will be removed to allow the most efficient access to the proposed parking spaces. Staff is supportive of the applicant's request. In staff's opinion the indicated site plan allows for the required parking but maintains the residential integrity of the 4 May 26, 2005 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-7841 site. The applicant has indicated the existing driveway will be extended to allow the placement of three additional spaces. The indicated driveway extension is not uncommon for a residential structure. The applicant has also indicated no exterior modifications, with the exception of the additional paving, are being proposed for the home, which will also ensure maintenance of the residential integrity of the site. The applicant has indicated signage is not being proposed with the exception of a small sign located on the face of the building but has indicated if ground signage is added, the signage will comply with signage allowed in single-family zones or a maximum of six feet in height and one square foot in sign area. The proposed use of the site should be low in intensity. The applicant has proposed the use of the site as a real estate — timber management office with six employees and one office assistant. The applicant has indicated four of the employees will report to the site one a week for a weekly staff meeting and spend the remainder of their time in the field. The applicant has also indicated the office hours will be from 8:00 am to 5:00 pm Monday through Friday. Staff does not feel the indicated number of employees or the hours of operation will be disruptive to the neighborhood. To staff's knowledge there are no outstanding issues associated with the proposed request. The site is indicated as Mixed Office Commercial on the City's Future Land Use Plan and the desired use is consistent with the plan. In staff's opinion, the proposed use of the site as an office use for a real estate office should have minimal impact on the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. 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. 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. 5 ITEM NO.: 20 NAME. Davis Forestry Short -form POD LOCATION: located at 1000 Asbury Drive Planning Staff Comments: FILE NO.: Z-7841 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 plan will not work. Remove the indicated trellis to allow for unobstructed access to the rear parking spaces. 3. Will there be a sign located on the site? If so provide details of any proposed signage including location/height/area. 4. Provide the days and hours of operation of the proposed office uses. 5. Specify any alternative uses being requested for the site. Is the approval for general and professional office uses only? Variance/Waivers- Public Works Conditions: 1. No comments on proposed change in use. Any future construction or site redevelopment will be subject to boundary street improvements and storm water detention. 2. Asbury is classified as a local street with an existing pavement width less than 18 - feet. 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: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: This property has existing water service. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA bus route. Planning Division: Landscape: A portion of the northern land use buffer is less than the 9 -foot minimum allowed. However, areas set aside for landscaping meet with landscape ordinance requirements. 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 sites northern, southern and western perimeters. 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.