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HomeMy WebLinkAboutZ-8088 Staff AnalysisFILE NO.2-8088 NAME: 1416-1500 Aldersgate Road Short -form POD LOCATION: Located at 1416 — 1500 Aldersgate Road DEVELOPE Tavakol Ronaghi 1500 Aldersgate Road Little Rock, AR 72205 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 0.94 acres CURRENT ZONING: NUMBER OF LOTS 0-3 and MF -24 FT. NEW STREET: 0 LF ALLOWED USES: General and Professional Office and Multi -family 24 units per acre PROPOSED ZONING: PROPOSED USE: '•t Single-family, Office/Showroom/Warehouse, Landscape Business VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL: The purpose of the rezoning is to allow the construction of a single-family residence with an attached commercial building. The intended use of the commercial building is for the warehousing of expensive Persian rugs and for their commercial sale. The Persian rug sales will be primarily to decorators, contractors and to a small number of mostly repeat retail customers. The site also will be used as an office use for a landscaping business which is already on the site and will continue in tact. The two businesses are interrelated. The request is made to afford the opportunity to care for an ailing relative in the attached residence at the same time the applicant is devoting his attention to the rug and landscaping business. Very limited customer traffic to the business is anticipated. There are no employees of the rug business however occasionally helpers will be employed as needed. The business will be operated primarily by appointment only with limited exceptions. FILE NO.: Z-8088 (Cont.) B. EXISTING CONDITIONS: The site contains two single-family structures with remodeling taking place on the site. The site also contains a number of plants currently being stored as a part of the applicant's landscape business. There are single-family homes located to the north of the site and to the south of the site along Aldersgate Road. There are office uses also located in the area immediately south and east of the site. Aldersgate Road adjacent to the site is unimproved with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The John Barrow Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be 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. With future development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross 2 FILE NO.: Z-8088 Cont. Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. Count Plannin 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 1-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a POD for a mixed-use development of a residential/office and showroom mix. The request does not require a change to the Land Use Plan. Master Street Plan: Aldersgate Road is shown as a Collector on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. A Class II is shown along Junior Deputy Road one-quarter mile to the east. Cid Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses addresses the addition of additional businesses to this area. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Landscaping may be required in conjunction with any associated parking. 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. A variance from this minimal requirement will require approval from the City Beautiful Commission. Additional plantings may also be required within this area. 4. Depending upon the use of the property additional landscaping or fencing may be required. 3 FILE NO.: Z-8088 Cont. G. H SUBDIVISION COMMITTEE COMMENT: (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding issues which needed addressing as a part of the review process. Staff questioned the activities taking place on the site. The applicant stated he operated his landscape business office from the site. Staff questioned if any materials or equipment were stored on the site. The applicant stated there were display materials but no inventory or equipment. Public Works comments were addressed. Staff stated right-of-way dedication and street construction would be required with any future development of the site. Landscaping comments were addressed. Staff stated the site was located adjacent to an Interstate which required a 30 -foot buffer. Staff stated any future construction should not be located within the 30 -foot buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. ANALYSIS: There were no outstanding technical issues remaining from the August 24, 2006, Subdivision Committee meeting needing addressing by a revision of the site plan. The request is to allow structural modifications to an existing single-family residence and allow the construction of an attached commercial building. The intended use of the commercial building is for the warehousing of Persian rugs and for their commercial sale. The Persian rug sales will be primarily to decorators, contractors and to a small number of retail customers. The site also will be used as an office use for the applicant's landscaping business which is currently on the site. The site contains a number of landscaping materials such as trees and shrubs, which according to the applicant are display items and not items to be resold or planted for customers. According to the applicant there are no employees of the rug business or landscape business who report to the site daily for dispatch. However, occasionally helpers are employed on an as needed basis to move stock. According to the applicant the businesses operate primarily by appointment only with limited exceptions. Staff is supportive of the concept of allowing the uses of the site as proposed but staff recommends perimeters be set on the landscaping and display items. Staff recommends all trees and shrubs located on the site be planted permanently in the ground to avoid the appearance the items are items for sale. Staff also recommends the approval for the use be limited to the current owner and not be a transferable use. Staff based on the current proposal to allow the owner to live on the site and conduct his landscape business and rug business there will be minimal impact. M FILE NO.: Z-8088 (Cont. Staff does not feel the proposed residence and rug gallery will impact the area. The proposed use of the site would be similar to an office/showroom/warehouse activity which is consistent with the existing Future Land Use Plan since the site is shown as Suburban Office. To staff's knowledge there are no outstanding issues associated with the request. Staff feels the proposed development is appropriate for the site and should have minimal impact on the area if developed as proposed. STAFF RECOMMENDATIONS: 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. Staff recommends all landscaping materials used for display be planted permanently in the ground. Staff recommends the approval be limited to the sole benefit of the current applicant. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. 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 above agenda staff report. Staff also presented a recommendation all landscaping materials used for display be planted permanently in the ground and the approval of the POD be limited to the sole benefit of the current applicant. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. September 14, 2006 ITEM NO.: 21. Z-8088 NAME: 1416-1500 Aldersgate Road Short -form POD LOCATION: located at 1416 — 1500 Aldersgate Road DEVELOPER: Tavakol Ronaghi 1500 Aldersgate Road Little Rock, AR 72205 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Little Rock, AR 72065 AREA: 0.94 acres NUMBER OF LOTS CURRENT ZONING: 0-3 and MF -24 FT. NEW STREET: 0 LF ALLOWED USES: General and Professional Office and Multi -family 24 units per acre PROPOSED ZONING: POD PROPOSED USE: Single-family, Office/Showroom/Warehouse, Landscape Business VARIANCESNVAIVERS REQUESTED: None requested. The purpose of the rezoning is to allow the construction of a single-family residence with an attached commercial building. The intended use of the commercial building is for the warehousing of expensive Persian rugs and for their commercial sale. The Persian rug sales will be primarily to decorators, contractors and to a small number of mostly repeat retail customers. The site also will be used as an office use for a landscaping business which is already on the site and will continue in tact. The two businesses are interrelated. The request is made to afford the opportunity to care for an ailing relative in the attached residence at the same time the applicant is devoting his attention to the rug and landscaping business. Very limited customer traffic to the business is anticipated. There are no employees of the rug business however occasionally helpers will be employed as needed. The business will be operated primarily by appointment only with limited exceptions. September 14, 2006 SUBDIVISION ITEM NO.: 21 CONT FILE NO.2-8088 B. EXISTING CONDITIONS: The site contains two single-family structures with remodeling taking place on the site. The site also contains a number of plants currently being stored as a part of the applicant's landscape business. There are single-family homes located to the north of the site and to the south of the site along Aldersgate Road. There are office uses also located in the area immediately south and east of the site. Aldersgate Road adjacent to the site is unimproved with open ditches for drainage. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from the area residents. The John Barrow Neighborhood Association, all residents who could be identified located within 300 feet of the site and all property owners located within 200 -feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: Public Works: 1. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be 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. With future development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Enerav: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central 2 September 14, 2006 SUBDIVISION ITEM NO.: 21(CONT) FILE NO.2-8088 Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a POD for a mixed-use development of a residential/office and showroom mix. The request does not require a change to the Land Use Plan. Master Street Plan: Aldersgate Road is shown as a Collector on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. A Class II is shown along Junior Deputy Road one-quarter mile to the east. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses addresses the addition of additional businesses to this area. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Landscaping may be required in conjunction with any associated parking. 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. A variance from this minimal requirement will c September 14, 2006 SUBDIVISION ITEM NO.: 21 {CONT} FILE NO.2-8088 require approval from the City Beautiful Commission. required within this area. 4. Depending upon the use of the property additional required. G. SUBDIVISION COMMITTEE COMMENT: Additional plantings may also be landscaping or fencing may be (August 24, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development stating there were a few outstanding issues which needed addressing as a part of the review process. Staff questioned the activities taking place on the site. The applicant stated he operated his landscape business office from the site. Staff questioned if any materials or equipment were stored on the site. The applicant stated there were display materials but no inventory or equipment. Public Works comments were addressed. Staff stated right-of-way dedication and street construction would be required with any future development of the site. Landscaping comments were addressed. Staff stated the site was located adjacent to an Interstate which required a 30 -foot buffer. Staff stated any future construction should not be located within the 30 -foot buffer area. Staff noted comments from the various other reporting departments and agencies suggesting the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no outstanding technical issues remaining from the August 24, 2006, Subdivision Committee meeting needing addressing by a revision of the site plan. The request is to allow structural modifications to an existing single-family residence and allow the construction of an attached commercial building. The intended use of the commercial building is for the warehousing of Persian rugs and for their commercial sale. The Persian rug sales will be primarily to decorators, contractors and to a small number of retail customers. The site also will be used as an office use for the applicant's landscaping business which is currently on the site. The site contains a number of landscaping materials such as trees and shrubs, which according to the applicant are display items and not items to be resold or planted for customers. According to the applicant there are no employees of the rug business or landscape business who report to the site daily for dispatch. However, occasionally helpers are employed on an as needed basis to move stock. According to the applicant the businesses operate primarily by appointment only with limited exceptions. Staff is supportive of the concept of allowing the uses of the site as proposed but staff recommends perimeters be set on the landscaping and display items. Staff 0 September 14, 2006 SUBDIVISION I19: I►yi101 Eel WAi[(61i7T Staff is supportive of the concept of allowing the uses of the site as proposed but staff recommends perimeters be set on the landscaping and display items. Staff recommends all trees and shrubs located on the site be planted permanently in the ground to avoid the appearance the items are items for sale. Staff also recommends the approval for the use be limited to the current owner and not be a transferable use. Staff based on the current proposal to allow the owner to live on the site and conduct his landscape business and rug business there will be minimal impact. Staff does not feel the proposed residence and rug gallery will impact the area. The proposed use of the site would be similar to an office/showroom/warehouse activity which is consistent with the existing Future Land Use Plan since the site is shown as Suburban Office. To staffs knowledge there are no outstanding issues associated with the request. Staff feels the proposed development is appropriate for the site and should have minimal impact on the area if developed as proposed. STAFF RECOMMENDATIONS: 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. Staff recommends all landscaping materials used for display be planted permanently in the ground. Staff recommends the approval be limited to the sole benefit of the current applicant. PLANNING COMMISSION ACTION: (September 14, 2006) The applicant was present representing the request. There were no registered objectors present. 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 above agenda staff report. Staff also presented a recommendation all landscaping materials used for display be planted permanently in the ground and the approval of the POD be limited to the sole benefit of the current applicant. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 21, NAME: 1416-1500 Aldersgate Road Short -form PCD LOCATION: located at 1416 — 1500 Aldersgate Road Plannina 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. The notice must be mailed no later than August 30, 2006. The Office of Planning and Development must receive the proof of notice no later than September 6, 2006. Variance/Waivers: Public Works Conditions: 1. Aldersgate Road is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be 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. With future development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvements to the street including 5 -foot sidewalk with the planned development. Utilities and Fire Department/County Planning: Wastewater_ Sewer main extension required with easements. Contact the Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. A Capital Investment Charge based on the size of the meter connection(s) will apply to this project in addition to normal charges. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas Item # 21 and approved by CAW. The test results must be sent to CAW s Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 377-1226 if you would like to discuss backflow prevention requirements for this project. 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 not located on a dedicated CATA Bus Route. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a POD for a mixed-use development of a residential/office and showroom mix. The request does not require a change to the Land Use Plan. Master Street Plan: Aldersgate Road is shown as a Collector on the Master Street Plan, may require dedication of right-of-way, and may require street improvements. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, 11, or III Bikeways are not in the immediate vicinity of the development. A Class II is shown along Junior Deputy Road one-quarter mile to the east. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the John Barrow Neighborhood Action Plan. The Business and Commercial Goal: To enhance the climate directed towards encouraging new businesses and commercial establishments to located in the area as well as retention of existing businesses addresses the addition of additional businesses to this area. Landscape: 1. Compliance with the City's Landscape and Buffer Ordinances is required. 2. Landscaping may be required in conjunction with any associated parking. 3. The landscape ordinance requires a perimeter planting strip adjacent to freeways and shall be at least thirty (30) feet wide. A variance from this minimal requirement will require approval from the City Beautiful Commission. Additional plantings may also be required within this area. 4. Depending upon the use of the property additional landscaping or fencing may be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, August 30, 2006. Item # 21