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HomeMy WebLinkAboutZ-8117 Staff AnalysisJanuary 18, 2007 ITEM NO.: ❑ FILE NO.: Z-8117 NAME: CBM Appraisals Inc, Short -form POD LOCATION: Located at 15924 Cantrell Road DEVELOPER: CBM Appraisal, Inc. P.O. Box 56560 Little Rock, AR 72215 SURVEYOR: Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.37 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 R-2, Single-family Single-family Residential PROPOSED USE: Appraisal Office VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: FT. NEW STREET: 0 LF The applicant is seeking a rezoning of the site from R-2 to PD -O to allow an existing residential structure to be converted to an office use. The applicant is proposing the use of the site for an appraisal company which currently has three employees. According to the applicant, there are no plans for any additional employees in the foreseeable future. According to the applicant, the type of business would not require the placement of a dumpster on the site or necessitate the placement of any type signage. Due to the nature of the business, the applicant has stated customers typically do not come to the business for services. The hours of operation are from 6:00 am to 6:00 pm Monday through Friday. The applicant has indicated there are no plans for January 18, 2007 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z-8117 modification of the structure. The structure was recently remodeled and would not require any additions or alterations for this specific office use. Asphalt will be added to the exterior yard area for additional parking on the site. The existing carport structure will be used as one space and two additional spaces will be added to the front yard area. B. EXISTING CONDITIONS: The site contains a single-family structure with a single drive from Cantrell Road. The property to the west was recently rezoned to PD -O for use as an insurance agency. North of the site is a creek with a single-family subdivision located further to the north. Across Cantrell Road is Bella Rosa Commerce Center an office development wrapping mini -warehouse units. Southeast of the site is a POD zoned area containing number of office uses including a bank and mortgage company. A large portion of the site including the structure is located within the regulated floodway. C. NEIGHBORHOOD COMMENTS: The Westchester Neighborhood Association, the Westbury Property Owners Association, the Secluded Hills Property Owners Association, all owners of property located within 260 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: Puhlic Wnrks- 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. Show centerline of Cantrell Road on survey. 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 2 January 18, 2007 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.: Z-8117 6. The majority of the property is located in the floodway of Taylor Loop Creek. No additions to the structure are allowed in the floodway. No fencing or screening is allowed to be located in the floodway. 7. Since the structure is in the floodway, the existing structure can only be improved up to 50% of the market value of the structure. Provide certified appraisal of' the structure and estimate of the cost of the improvements prepared by a licensed contractor, professional engineer, or architect, 8. Per Section 36-341(h)(2), floodways shall be kept free of structural involvement including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. 9. Provide "No rise certification" prepared by a professional engineer to show that the base flood elevation at this location did not rise due to the addition of gravel in floodway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if sewer service is needed for this development. Contact 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. F. ISSU ES/TECH N I CAL/DES1 GN: Planning Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning from R-2 to Planned Office Development to allow the site to be used as an appraisal office. The request does not require a change to the Land Use Plan. 043 January 18, 2007 SUBDIVISION EM NO.. D Cont. FILE NO., Z-81-17 Master Street Plan: Cantrell Road is shown as a Principal Arterial on the Master Street Plan. This street 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 Cantrell since it is a Principal Arterial. Bicvcle Plan: A Class I bike route is shown just north of this site. A Class I bikeway is built separate from or alongside a road. 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 ordinance is required. 2. The Highway 10 Design Overlay District requires a minimum of forty feet (40) of landscape area along Highway 10. The proposed parking is located within this area. The parking lot should be relocated to the rear of the property. 3. The Landscape Ordinance requires a minimum landscape strip nine feet in width along the eastern and western perimeters of the site. 4. A thirteen foot (13) wide land use buffer is required to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Ed Penick, Jr. was present representing the request. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the request. Staff stated the cover letter indicated there would not be any signage as a part of the development. Staff questioned if this included building signage. Staff also requested the applicant provide a site plan drawn to scale including the proposed parking. Public Works comments were addressed. Staff stated the site was located within a regulatory floodway. Staff stated only improvements up to 50 percent of the market value of the structure were allowable. Staff requested a certified appraisal of the site. Staff stated a no rise certification prepared by a professional engineer including the base flood elevation and the addition of the paving and graveled parking areas was required. Landscaping comments were addressed. Staff stated parking was not allowed within the first 40 -feet of Highway 10 per the Design Overlay District. Staff also ILI January 18, 2007 SUBDIVISION ITEM NO.: ❑ Cont. FILE NO.- Z-8117 stated a minimum landscape strip would be required along the eastern and western perimeters of the associated with any new paved areas. 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: The applicant submitted a revised site plan to staff addressing most of the issues raised at the October 5, 2006, Subdivision Committee meeting. The applicant has provided a site plan drawn to scale as requested by staff. The applicant has not addressed building signage. Staff would recommend if the rezoning request is approved, building signage be limited to a maximum of ten percent of the fagade area as typically allowed in office zones. The revised site plan indicates the placement of three on-site parking spaces. Two of the spaces have been indicated within the front yard area and one within the existing carport structure. The proposed parking does not allow for the automobile parked within the carport area to exit the site if the two exterior spaces have automobiles parked in them. In addition, the two proposed parking spaces are located within the front yard area leaving a 7.7 -foot landscape strip along Cantrell Road, which is -typically reserved for a 40 -foot landscape strip within the area defined by the Highway 10 Design Overlay District. Since the structure is in the floodway, the existing structure can only be improved up to 50% of the market value of the structure. A certified appraisal of the structure and estimate of the cost of the improvements prepared by a licensed contractor, professional engineer, or architect is required to determine value. The applicant has not provided staff with the requested appraisal report. Staff also has concerns with the conversion of this structure into a use higher than single-family and adding value to the site with the higher zoning classification, Staff has supported two previous applications in this area to allow the conversion of single-family structures into office uses. The site located immediately west of this site and a site located to the east. Staff support for the structure located immediately west of this site was due to only a small portion of the structure being located within the floodway and staff support for the structure located to the east of this site was based on an inaccurate survey indicating the site was not located within the floodway. Staff found once all approvals were received and the remodeling permit was issued, the survey was not accurate. Due to the fact the site is located within the floodway, staff cannot support the request for rezoning. Staff feels the City should not rezone this site and add value to the structure by providing the site with a zoning classification of a value which is higher than single-family. STAFF RECOMMENDATIONS Staff recommends denial of the request. 5 January 18, 2007 SUBDIVISION ITEM NO.; D Cont. FILE NO.: Z-8117 PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request dated October 23, 2006, requesting a deferral of this item to the December 7, 2406, public hearing. Staff stated the deferral request would require a waiver of the Commission's By-laws with regard to the late deferral request. Staff stated they were supportive of the deferral request. There was no further discussion of the item. A motion was made to waive the Commission's By-laws with regard to the late deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and '[ absent. STAFF UPDATE: Staff has not had any contact with the applicant since the previous public hearing. Staff continues to recommend denial of the request as indicated in the analysis section of the above agenda staff report. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating the applicant had submitted a request dated November 29, 2006, requesting a deferral of the item to the January 18, 2007, public hearing. Staff stated they were supportive of the deferral request. There was no further discussion of the item. The Chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: The applicant submitted a request dated December 18, 2006, requesting this item be withdrawn from consideration. Staff is supportive of the withdrawal request. 9 January 18, 2007 SUBDIVISION ITEM NO.: D FILE NO.: Z-8117 PLANNING COMMISSION ACTION: (JANUARY 18, 2007) The applicant was present. There were no registered objectors present. Staff stated the applicant had submitted a request dated December 18, 2006, requesting the item be withdrawn from consideration. Staff stated they were supportive of the withdrawal request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for withdrawal. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7 ITEM NO.: 22. NAME: CBM Appraisals Inc, Short -form POD LOCATION: located at 15924 Cantrell Road Plannina Staff Comments: Z-8117 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 October 11, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. 2. The cover letter indicates no signage is being requested. Does this include building signage? 3. All site lighting must be low level and directional, directed downward and into the site. 4. Provide a scaled drawing of the site plan parking layout and the turn -around area. VariancelWaivers: None requested. 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. Show centerline of Cantrell Road on survey. 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. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading, and drainage plans will need to be submitted and approved prior to the start of construction. 5. A special Grading Permit for Flood Hazard Areas will be required per Section 8-283 prior to construction. 6. The majority of the property is located in the floodway of Taylor Loop Creek. No additions to the structure are allowed in the floodway. No fencing or screening is allowed to be located in the floodway. 7. Since the structure is in the floodway, the existing structure can only be improved up to 50% of the market value of the structure. Provide certified appraisal of the structure and estimate of the cost of the improvements prepared by a licensed contractor, professional engineer, or architect. 8. Per Section 36-341(h)(2), floodways shall be kept free of structural involvement Item # 22 including fences, open storage of materials and equipment, vehicle parking and other impediments to the free flow of floodwater. 9. Provide "No rise certification" prepared by a professional engineer to show that the base flood elevation at this location did not rise due to the addition of gravel in floodway. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if sewer service is needed for this development. Contact 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. Fire Department: Approved as submitted. Countv Plannina: No comment. CATA: The site is located on CATA Bus Route #25 —the Highway 10 Express Route. Planninq Division: This request is located in the River Mountain Planning District. The Land Use Plan shows Transition for this property. The applicant has applied for a rezoning from R-2 to Planned Office Development to allow the site to be used as an appraisal office. 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. This street 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 Cantrell since it is a Principal Arterial. Bicycle Plan: A Class I bike route is shown just north of this site. A Class I bikeway is built separate from or alongside a road. 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: Item # 22 1. The Highway 10 Design Overlay District requires a minimum of forty feet (40) of landscape area along Highway 10. The proposed parking is located within this area. The parking lot should be relocated to the rear of the property. 2. The Landscape Ordinance requires a minimum landscape strip nine feet in width along the eastern and western perimeters of the site. 3. A thirteen foot (13) wide land use buffer is required to separate this proposed development from the residential property on the northern perimeter of the site. Seventy percent (70%) of these buffers are to remain undisturbed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 22