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HomeMy WebLinkAboutZ-7899 Staff AnalysisFILE NO.: Z-7899 NAME: Charton Company Short -form PD -O LOCATION: Located at 10111 Chicot Road. DEVELOPER: Charton Company P.O. Box 58 Searcy, AR 72145 ENGINEER: Dee Wilson P.O. Box 604 North Little Rock, AR 72115 AREA: 0.25 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential FT. NEW STREET: 0 LF PROPOSED USE: Check Cashing Facility and Credit Counseling VARIANCESAMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing the conversion of this existing single-family structure into an office use to be utilized as a financial services office including cash advance, credit repair, home warranties, mortgage company, loan pre -approvals. The applicant has indicated the days and hours of operation will be from 8:00 am to 8:00 pm Monday through Friday and from 9:00 am to 1:00 pm Saturday. The applicant has indicated there will be a maximum of six employees reporting to the site. FILE NO.: Z-7899 Cont. The applicant has indicated parking will be added to the rear of the structure consisting of seven parking spaces. A new drive will be extended from Caylor Drive and landscaping will be added adjacent to the new parking area. B. EXISTING CONDITIONS: The site contains an existing structure, which is currently vacant. There is a daycare facility located to the south of the site and single-family homes located to the east of the site. There is a mixture of office, commercial and residential uses in this area. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents, many indicating support of an office use for the site. The West Baseline Neighborhood Association, Chicot Neighborhood Association, Southwest Little Rock United for Progress, along with all property owners 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. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Chicot 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. The proposed land use would classify Caylor Lane on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. Improvements to Caylor Lane are scheduled to be constructed by the City as part of the 2004 Bond improvement program. No improvements required on Caylor Lane. On Chicot Road, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy_ 4. A 20 feet radial dedication of right-of-way is required at the intersection of Streets. 5. Provide a site plan showing the proposed parking arrangement and all proposed curb cuts. No driveway cuts allowed near the intersection of Chicot and Caylor. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. Entergy: No comment received. 4 FILE NO.: Z-7899 Cont. Center -Point Enemy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water regarding changing meter from residential to commercial if this change takes place. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on dedicated CATA Bus Routes #17 Mabelvale Downtown and #17A Mabelvale UALR. F. ISSUESITEC H N ICAUDES IGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied to rezone the site from R-2 (Single Family District) to POD (Planned Office Development) to use an existing residential structure as an office. The request does not require a change to the Land Use Plan. Master Street Plan: Chicot Road is shown as a Minor Arterial on the Master Street Plan. Caylor Lane, immediately north of the application, is shown as a Local Street on the plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. Since Chicot Road is a Minor Arterial access to the site should be provided off the nearby Local Street. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Cloverdale -Watson Neighborhood Action Plan. The Land Use & Zoning goal listed one objective relevant to this case: "Support non- residential changes in areas shown on Future Land Use Plan as such." This application would change a residence into an office use. The proposed change is not in conflict with the Land Use Plan. Landscape: If a parking lot is to be developed, then it will be required to be screened and landscaped to ordinance requirements. Q FILE NO.: Z-7899 Cont. G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff stated the site plan included the placement of parking in the front yard area. Staff stated they were not supportive of allowing the parking in the front yard but would support the addition of parking in the rear yard area. Staff also noted the number of employees, the total building square footage and the days and hours of operation were needed to complete the review. Public Works comments were addressed. Staff noted a dedication of right of way would be required along Chicot Road to meet the current Master Street Plan requirement. Staff also noted any proposed driveway cuts needed to be located as far back from the intersection of Chicot and Caylor as feasible possible. Landscaping comments were addressed. Staff stated if a new parking area were constructed landscaping would be required. Staff stated a minimum of nine feet of landscaping would be required adjacent to the residentially zoned or used properties to the south and east. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the committee then forwarded the item to the full Commission for final action. K ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the July 28, 2005, Subdivision Committee meeting. The applicant has indicated the structure contains a total of 1,370 square feet with the carport enclosure. The applicant has also indicated the days and hours of operation, the number of employees and the dedication of right of way along Chicot Road. The applicant has indicated the development of the site with seven parking spaces located at the rear of the structure accessed from Caylor Drive. The site plan indicates the head -in parking facing the single-family homes to the east. Staff recommends this parking be rearranged to limit the impact on the adjoining homes and to place the stalls to pull into the rear of the existing structure. The site plan also includes the placement of seven parking spaces. The site plan does not allow for a back -out space along the southern perimeter. Staff would recommend one of the parking spaces be removed to allow for maneuvering room when exiting the southern most parking space. The development would typically require the placement of three spaces based on the total square footage. GI FILE NO.: Z-7899 Cont. Staff is supportive of the applicant's intended use of the site. The site is shown as Suburban Office on the City's Future Land Use Plan. The applicant is proposing the conversion of this existing single-family structure into an office use to be utilized as a financial services office including cash advance, credit repair, home warranties, mortgage company, loan pre -approvals. The applicant has indicated the days and hours of operation will be from 8:00 am to 8:00 pm Monday through Friday and from 9:00 am to 1:00 pm Saturday. The applicant has indicated there will be a maximum of six employees reporting to the site. Staff feels the indicated hours and the proposed number of employees is consistent with the intent of the Suburban Office Land Use classification. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends this parking be redesigned to pull into the rear of the proposed office structure and the southern most parking spaces be removed to allow for maneuvering room when exiting the southern most parking space. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) E G The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation the parking be redesigned to pull into the rear of the proposed office structure and the southern most parking spaces be removed to allow for maneuvering room when exiting the southern most parking space There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 August 18, 2005 ITEM NO.: 17 NAME: Charton Company Short -form PD -O LOCATION: Located at 10111 Chicot Road. DEVELOPER: Charton Company P.O. Box 58 Searcy, AR 72145 ENGINEER: Dee Wilson P.O. Box 604 North Little Rock, AR 72115 AREA: 0.25 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -m FILE NO.- Z-7899 FT. NEW STREET: 0 LF Check Cashing Facility and Credit Counseling VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing the conversion of this existing single-family structure into an office use to be utilized as a financial services office including cash advance, credit repair, home warranties, mortgage company, loan pre -approvals. The applicant has indicated the days and hours of operation will be from 8:00 am to 8:00 pm Monday through Friday and from 9:00 am to 1:00 pm Saturday. The applicant has indicated there will be a maximum of six employees reporting to the site. August 18, 2005 SUBDIVISION ITEM NO.: 17 (Cont.) FILE NO.: Z-7899 The applicant has indicated parking will be added to the rear of the structure consisting of seven parking spaces. A new drive will be extended from Caylor Drive and landscaping will be added adjacent to the new parking area. B. EXISTING CONDITIONS: The site contains an existing structure, which is currently vacant. There is a daycare facility located to the south of the site and single-family homes located to the east of the site. There is a mixture of office, commercial and residential uses in this area. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents, many indicating support of an office use for the site. The West Baseline Neighborhood Association, Chicot Neighborhood Association, Southwest Little Rock United for Progress, along with all property owners 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. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Chicot 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. The proposed land use would classify Caylor Lane on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. Improvements to Caylor Lane are scheduled to be constructed by the City as part of the 2004 Bond improvement program. No improvements required on Caylor Lane. On Chicot Road, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A 20 feet radial dedication of right-of-way is required at the intersection of Streets. 5. Provide a site plan showing the proposed parking arrangement and all proposed curb cuts. No driveway cuts allowed near the intersection of Chicot and Caylor. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNI Wastewater: Sewer available not adversely affected. Entergy: No comment received. 2 August 18, 2005 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-7899 Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: No objection. Contact Central Arkansas Water regarding changing meter from residential to commercial if this change takes place. Fire Department: Approved as submitted. Counly Planning: No comment. CATA: The site is located on dedicated CATA Bus Routes #17 Mabelvale Downtown and #17A Mabelvale UALR. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied to rezone the site from R-2 (Single Family District) to POD (Planned Office Development) to use an existing residential structure as an office. The request does not require a change to the Land Use Plan. Master Street Plan: Chicot Road is shown as a Minor Arterial on the Master Street Plan. Caylor Lane, immediately north of the application, is shown as a Local Street on the plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. The primary function of a Local Street is to provide access to adjacent properties. Since Chicot Road is a Minor Arterial access to the site should be provided off the nearby Local Street. These streets may require dedication of right-of-way and may require street improvements. Bicycle Plan: Existing or proposed Class I, II, or III bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Cloverdale -Watson Neighborhood Action Plan. The Land Use & Zoning goal listed one objective relevant to this case: "Support non- residential changes in areas shown on Future Land Use Plan as such." This application would change a residence into an office use. The proposed change is not in conflict with the Land Use Plan. Landscape: If a parking lot is to be developed, then it will be required to be screened and landscaped to ordinance requirements. 3 August 18, 2005 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-7899 G. SUBDIVISION COMMITTEE COMMENT: (July 28, 2005) The applicant was present representing the request. Staff presented an overview of the development indicating there were additional items necessary to complete the review process. Staff stated the site plan included the placement of parking in the front yard area. Staff stated they were not supportive of allowing the parking in the front yard but would support the addition of parking in the rear yard area. Staff also noted the number of employees, the total building square footage and the days and hours of operation were needed to complete the review. Public Works comments were addressed. Staff noted a dedication of right of way would be required along Chicot Road to meet the current Master Street Plan requirement. Staff also noted any proposed driveway cuts needed to be located as far back from the intersection of Chicot and Caylor as feasible possible. Landscaping comments were addressed. Staff stated if a new parking area were constructed landscaping would be required. Staff stated a minimum of nine feet of landscaping would be required adjacent to the residentially zoned or used properties to the south and east. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and 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 July 28, 2005, Subdivision Committee meeting. The applicant has indicated the structure contains a total of 1,370 square feet with the carport enclosure. The applicant has also indicated the days and hours of operation, the number of employees and the dedication of right of way along Chicot Road. The applicant has indicated the development of the site with seven parking spaces located at the rear of the structure accessed from Caylor Drive. The site plan indicates the head -in parking facing the single-family homes to the east. Staff recommends this parking be rearranged to limit the impact on the adjoining homes and to place the stalls to pull into the rear of the existing structure. The site plan also includes the placement of seven parking spaces. The site plan does not allow for a back -out space along the southern perimeter. Staff would recommend one of the parking spaces be removed to allow for maneuvering 4 August 18, 2005 SUBDIVISION ITEM NO.: 17 Cont. FILE NO.: Z-7899 room when exiting the southern most parking space. The development would typically require the placement of three spaces based on the total square footage. Staff is supportive of the applicant's intended use of the site. The site is shown as Suburban Office on the City's Future Land Use Plan. The applicant is proposing the conversion of this existing single-family structure into an office use to be utilized as a financial services office including cash advance, credit repair, home warranties, mortgage company, loan pre -approvals. The applicant has indicated the days and hours of operation will be from 8:00 am to 8:00 pm Monday through Friday and from 9:00 am to 1:00 pm Saturday. The applicant has indicated there will be a maximum of six employees reporting to the site. Staff feels the indicated hours and the proposed number of employees is consistent with the intent of the Suburban Office Land Use classification. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. Staff recommends this parking be redesigned to pull into the rear of the proposed office structure and the southern most parking spaces be removed to allow for maneuvering room when exiting the southern most parking space. PLANNING COMMISSION ACTION: (AUGUST 18, 2005) The applicant was present. There were no registered objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in paragraphs D, E, F and H of the agenda staff report. Staff also presented a recommendation the parking be redesigned to pull into the rear of the proposed office structure and the southern most parking spaces be removed to allow for maneuvering room when exiting the southern most parking space There was no further discussion of the item. The chair entertained a motion for placement of the item for inclusion on the consent agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5