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HomeMy WebLinkAboutZ-8036 Staff AnalysisFILE NO.: Z-8036 NAME: McKellips Short -form PD -O LOCATION: Located at 16000 Cantrell Road DEVELOPER: Larry and Virginia McKellips c/o the Hathaway Group 1001 North University Avenue, Suite 100 Little Rock, AR 72207 FNGINFFR- Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.36 acres RRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-2, Single-family Single-family residential General and Professional Office VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is proposing the rezoning of this site from R-2, Single-family to PD -O to allow this existing single-family occupied structure to be converted to an office use for an insurance agency. The applicant has indicated other than signage and a new facade, there will be no material alterations of the building. The interior will be remodeled to allow for an agent, two staff agents and a receptionist office space while maintaining the residential character of the structure. The site plan indicates customer parking in the front of the building with employee parking located in the rear of the structure. The hours of operation are from 7:00 am to 7:00 pm six days per week. FILE NO.: Z-8036 (Cont. A single ground mounted monument style sign is being proposed within the front yard area consistent with signage allowed in the Highway 10 Design Overlay District or a maximum of six feet in height and seventy-two square feet in area. The proposal also includes building signage consistent with signage allowed in office zones or a maximum of ten percent of the fagade area. B. EXISTING CONDITIONS: The site contains a single-family structure. To the east of the site is also a single-family structure and to the west of the site is a commercial business. Across Cantrell Road, to the south, are single-family homes and office uses. There is an approved PCD located to the southwest of the site developed as an office development and mini -warehouse facility. North of the site is a creek and floodway with a single-family subdivision developed on large lots located north of the creek. C. NEIGHBORHOOD COMME As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Westchester Neighborhood Association were notified of the public hearing. (D' ENGINEERING COMMENTS: Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The necessary right of way may exist. If not, the dedication is required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Floodway is shown on the property. The existing structures are pre -FIRM structures and built prior to the City being in the National Flood Insurance Program. Encroachments into the floodway beyond those that exist today are prohibited. Floodplain is also shown on the property. A special grading permit for flood hazard areas will be required per Section 8-283 prior to construction or expansion in the floodplain. 4. If the existing structures are substantially improved to 50% or greater of the appraised value of the structures, then the entire structure must meet Little Rock flood code. E. 1 UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. 2 FILE NO.: Z-8036 [Cont. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water to change the water account to commercial if this property is to be used as commercial property. Additional fire hydrant(s) may 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). Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATH: The site is located on CATA Bus Route #25 —the Highway 10 Express Route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use- Plan shows Transition this property. The applicant has applied for a PD -O for conversion of a residence into an office use. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on it since it is a Principal Arterial. Bicycle Plan: A Class I is shown on the northern boundary of this property. This bikeway connects to the Take it to the Edge Trail along the Arkansas River and connects southerly to the Rahling Road bikeway and to connections in the Pleasant Valley area. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 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: 1. Compliance with the City's Landscape and Buffer Ordinances is required. Ecj FILE NO.: Z-8036 (Cont, G. \J 2. A six (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 northern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. A small amount of landscaping is required to screen the parking areas on the site per the landscape ordinance. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) The applicant was not present representing the request. Staff presented an overview of the proposed development indicating they would contact the applicant to clarify any outstanding issues and concerns prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were few outstanding issues from the April 20, 2006, Subdivision Committee meeting. The applicant has provided staff with a parking plan, utilizing the existing asphalt on the site, an updated signage plan and has indicated there will not be a dumpster located on the site. The applicant is proposing the rezoning of this site from R-2, Single-family to PD -O to allow this existing single-family occupied structure to be converted to an office use for an insurance agency. The applicant has indicated other than signage and a new fagade, there will be no material alterations of the building. The interior will be remodeled to allow for an agent, two staff agents and a receptionist office space, while maintaining the residential character of the structure. The site plan indicates adequate parking in the front of the building for customer parking and parking in the rear to serve as employee parking. The hours of operation are from 7:00 am to 7:00 pm six days per week. A single ground mounted monument style sign is being proposed within the front yard area consistent with signage allowed in the Highway 10 Design Overlay District or a maximum of six feet in height and seventy-two square feet in area. The proposal also includes building signage consistent with signage allowed in office zones or a maximum of ten percent of the fagade area. Staff is supportive of the applicant's request. The applicant's request is to utilize an existing structure as an office use for an insurance agency limited to typical office hours for an office use. The area is shown as Transition on the City's Future Land Use Plan which allows for an office use. The interior and exterior modifications are proposed to not detract from the residential character of the structure. Although the site plan does not fully comply with the Highway 10 Design Overlay District staff is supportive of the plan as proposed. Staff feels the addition of the small amount of paving within the front yard area and the paving in the rear to allow for a turn -around will not negatively impact the adjoining 2 FILE NO.: Z-8036 (Cont. properties. Screening will be placed along the western perimeter to screen the adjoining property. The property located to the west of the site is a non -conforming commercial business which will not likely redevelop as a residential use in the future. The property to the east is currently occupied as a single-family residence and will be slightly impacted. The applicant has indicated screening will be placed along the eastern perimeter to screen the proposed use from the adjoining residences. To staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the redevelopment of the site, as an office use for an insurance agency, should minimally impact the adjoining properties. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. Staff stated the registered objector had withdrawn their objection to the application request. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. A motion was made to approve the request. The motion carried by a vote of 8 ayes, 0 noes, 1 absent, 1 recusal (Commissioner Rahman) and 1 abstaining (Commissioner Adcock). ' 5 May 11, 2006 ITEM NO.: 20 FILE NO.: Z-8036 NAME: McKellips Short -form PD -0 LOCATION: Located at 16000 Cantrell Road DEVELOPER: Larry and Virginia McKellips c/o the Hathaway Group 1001 North University Avenue, Suite 100 Little Rock, AR 72207 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.36 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential -M General and Professional Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT_ NEW STREET: 0 LF The applicant is proposing the rezoning of this site from R-2, Single-family to PD -0 to allow this existing single-family occupied structure to be converted to an office use for an insurance agency. The applicant has indicated other than signage and a new fagade, there will be no material alterations of the building. The interior will be remodeled to allow for an agent, two staff agents and a receptionist office space while maintaining the residential character of the structure. The site plan indicates customer parking in the front of the building with employee parking located in the rear of the structure. The hours of operation are from 7:00 am to 7:00 pm six days per week. May 11, 2006 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-8036 A single ground mounted monument style sign is being proposed within the front yard area consistent with signage allowed in the Highway 10 Design Overlay District or a maximum of six feet in height and seventy-two square feet in area. The proposal also includes building signage consistent with signage allowed in office zones or a maximum of ten percent of the facade area. B. EXISTING CONDITIONS: The site contains a single-family structure. To the east of the site is also a single-family structure and to the west of the site is a commercial business. Across Cantrell Road, to the south, are single-family homes and office uses. There is an approved PCD located to the southwest of the site developed as an office development and mini -warehouse facility. North of the site is a creek and floodway with a single-family subdivision developed on large lots located north of the creek. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area property owner. All property owners located within 200 -feet of the site, all residents, who could be identified located within 300 -feet of the site and the Westchester Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The necessary right of way may exist. If not, the dedication is required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Floodway is shown on the property. The existing structures are pre -FIRM structures and built prior to the City being in the National Flood Insurance Program. Encroachments into the floodway beyond those that exist today are prohibited. Floodplain is also shown on the property. A special grading permit for flood hazard areas will be required per Section 8-283 prior to construction or expansion in the floodplain. 4. If the existing structures are substantially improved to 50% or greater of the appraised value of the structures, then the entire structure must meet Little Rock flood code. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. 2 May 11, 2006 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-8036 Entergy: No comment received. Center -Point Ener : No comment received SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water to change the water account to commercial if this property is to be used as commercial property. Additional fire hydrant(s) may 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). Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Counly Planning: No comment. CATA: The site is located on CATA Bus Route #25 —the Highway 10 Express Route. F. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition this property. The applicant has applied for a PD -O for conversion of a residence into an office use. The request does not require a change to the Land Use Plan. Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan and may require dedication of right-of-way and may require street improvements. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on it since it is a Principal Arterial. Bicycle Plan: A Class I is shown on the northern boundary of this property. This bikeway connects to the Take it to the Edge Trail along the Arkansas River and connects southerly to the Rahling Road bikeway and to connections in the Pleasant Valley area. A Class I bikeway is built separate from or alongside a road. Additional paving and right of way may be required. 3 May 11, 2006 SUBDIVISION ITEM NO.: 20 Cont. FILE NO.: Z-8036 G Z 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: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (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 northern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. A small amount of landscaping is required to screen the parking areas on the site per the landscape ordinance. SUBDIVISION COMMITTEE COMMENT: (April 20, 2006) The applicant was not present representing the request. Staff presented an overview of the proposed development indicating they would contact the applicant to clarify any outstanding issues and concerns prior to the public hearing. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were few outstanding issues from the April 20, 2006, Subdivision Committee meeting. The applicant has provided staff with a parking plan, utilizing the existing asphalt on the site, an updated signage plan and has indicated there will not be a dumpster located on the site. The applicant is proposing the rezoning of this site from R-2, Single-family to PD -O to allow this existing single-family occupied structure to be converted to an office use for an insurance agency. The applicant has indicated other than signage and a new fagade, there will be no material alterations of the building. The interior will be remodeled to allow for an agent, two staff agents and a receptionist office space, while maintaining the residential character of the structure. The site plan indicates adequate parking in the front of the building for customer parking and parking in the rear to serve as employee parking. The hours of operation are from 7:00 am to 7:00 pm six days per week. A single ground mounted monument style sign is being proposed within the front yard area consistent with signage allowed in the Highway 10 Design Overlay District or a maximum of six feet in height and seventy-two square feet in area. 4 May 11, 2006 SUBDIVISION ITEM NO.: 20 FILE NO.: Z-8036 The proposal also includes building signage consistent with signage allowed in office zones or a maximum of ten percent of the fagade area. Staff is supportive of the applicant's request. The applicant's request is to utilize an existing structure as an office use for an insurance agency limited to typical office hours for an office use. The area is shown as Transition on the City's Future Land Use Plan which allows for an office use. The interior and exterior modifications are proposed to not detract from the residential character of the structure. Although the site plan does not fully comply with the Highway 10 Design Overlay District staff is supportive of the plan as proposed. Staff feels the addition of the small amount of paving within the front yard area and the paving in the rear to allow for a turn -around will not negatively impact the adjoining properties. Screening will be placed along the western perimeter to screen the adjoining property. The property located to the west of the site is a non -conforming commercial business which will not likely redevelop as a residential use in the future. The property to the east is currently occupied as a single-family residence and will be slightly impacted. The applicant has indicated screening will be placed along the eastern perimeter to screen the proposed use from the adjoining residences. To staffs knowledge there are no outstanding issues associated with the proposed request. Staff feels the redevelopment of the site, as an office use for an insurance agency, should minimally impact the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (MAY 11, 2006) The applicant was present representing the request. Staff stated the registered objector had withdrawn their objection to the application request. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions outlined in paragraphs D, E, F and H of the agenda staff report. There was no further discussion of the item. A motion was made to approve the request. The motion carried by a vote of 8 ayes, 0 noes, 1 absent, 1 recusal (Commissioner Rahman) and 1 abstaining (Commissioner Adcock). 5 ITEM NO.: 20 Z-8036 NAME: McKellips Short -form PD -O LOCATION: located at 16000 Cantrell Road Planning Staff Comments - 1 . omments: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. The notice must be mailed no later than April 26, 2006. The Office of Planning and Development must receive the proof of notice no later than May 5, 2006. 2. Will there be a sign added to the site identifying the business? If so provide the location of the proposed signage. 3. Provide the days and hours of operation for the business, the number of employees and the anticipated customer traffic to the site. 4. The site plan does not indicate any additional site work or paving. Please verify this is a correct assumption. 5. Will there be a dumpster added to the site? If so indicate the location of the proposed dumpster along with a note concerning the required screening. 6. Is any fencing being proposed with the reuse of the site? If so indicate the location along with a note concerning the height and construction material. Variance/Waivers'. Public Works Conditions: 1. Cantrell Road is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way to 55 feet from centerline will be required. The necessary right of way may exist. If not, the dedication is required. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Floodway is shown on the property. The existing structures are pre -FIRM structures and built prior to the City being in the National Flood Insurance Program. Encroachments into the floodway beyond those that exist today are prohibited. Floodplain is also shown on the property. A special grading permit for flood hazard areas will be required per Section 8-283 prior to construction or expansion in the floodplain. 4. If the existing structures are substantially improved to 50% or greater of the appraised value of the structures, then the entire structure must meet Little Rock flood code. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Item # 20 Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received_ Central Arkansas Water: Contact Central Arkansas Water to change the water account to commercial if this property is to be used as commercial property. Additional fire hydrant(s) may 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). Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Planning Division: Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. A six (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 northern, eastern, and western perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 3. A small amount of landscaping is required to screen the parking areas on the site per the landscape ordinance. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, April 26, 2006. Item # 20