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HomeMy WebLinkAboutZ-8117-B Staff AnalysisJuly 16, 2015 ITEM NO.: 17 FILE NO.: Z -8117-B NAME: 15924 Cantrell Road PD -O Time Extension LOCATION: Located at 15924 Cantrell Road DEVELOPER: David Trent 15800 Cantrell Road Little Rock, AR 72223 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.35 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PD -O ALLOWED USES: General and Professional Office PROPOSED ZONING: PD -O — Two year time extension PROPOSED USE: General and Professional Office VARIANCENVAIVERS: None requested. BACKGROUND: A request to rezone the site from R-2, Single-family to Planned Development Office (PD -O) was withdrawn by the Little Rock Planning Commission at their January 18, 2007, public hearing. The request included the rezoning of the property to allow an appraisal company to locate on the site. The company had three (3) employees and did not anticipate any growth in the company in the near future. The survey showed the property to be located within the floodway. Since the structure was in the floodway, according to City ordinance, the structure could 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, July 16, 2015 UBDIVISION ITEM NO.: 17 (C FILE NO.: Z -8117-B professional engineer, or architect were required to determine value. The applicant did not provided staff with the requested appraisal report. Staff had previously supported two applications in this area to allow the conversion of single-family structures into office uses but these structures were not located within the floodway. Due to the fact this site was located within the floodway, staff could not support the request for rezoning. Staff did not feel the City should rezone the site and add value to the structure by providing the site with a zoning classification of a value which was higher than single-family and in turn potentially have to purchase the property in the future. The applicant did not follow through with the request and the item was later withdrawn. Ordinance No. 20,607 adopted by the Little Rock Board of Directors on July 17, 2012, allowed the property to be rezoned for a quiet office use utilizing the existing structure. A portion of the structure was located in the floodway. The portion of the structure located in the floodway was to be removed (430 square feet) and a 730 square foot addition to the west side of the structure which was located outside the floodway was proposed. The front yard area was to be reworked to allow two (2) parking spaces and a drive was proposed to be extended to the rear of the structure to place four (4) parking spaces for employees. Two (2) visitor spaces were to be added on the east side of the drive as it extended to the rear yard. Hours of operation were from 8 am to 6 pm Monday through Saturday. Upon completion of the demolition and addition to the structure a total office area of 1,530 square feet was proposed. This space has not been occupied by an office user and no new construction has taken place on the existing structure. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now requesting approval by the Planning Commission of a time extension for implementation of the previously approved PD -O. Per Section 36-454(e) the applicant shall have three (3) years from the date of passage of the ordinance approving the preliminary approval to submit the final development plan. Requests for extensions of time shall be submitted in writing to the Planning Commission which may grant one (1) extension of not more than two (2) years. Time extensions shall be applied for by formal written request not less than ninety days (90) days prior to the first expiration date. Failure of the applicant to file a timely extension shall be cause for revocation of the PUD as provided in the ordinance. The applicant has indicated they have been actively working on the project in an effort to refine and further improve the design. The developers have indicated permitting cannot be achieved within the three (3) years as required by the minimum ordinance standards. As a result the applicant requests the Commission allow a two (2) year time extension of the previously approved Planned Zoning Development. 2 July 16, 2015 SUBDIVISION ITEM NO.: 17 (Cont.) B. EXISTING CONDITIONS: FILE NO.: Z -8117-B The site contains a single-family structure with a single drive from Cantrell Road. The property to the west is zoned PD -O and is used as an insurance agency. North of the site is a creek with a single-family subdivision located further to the north accessed from Tulley Cove, the eastern boundary of the property. 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. STAFF RECOMMENDATION: Staff recommends approval of the requested two (2) year time extension. PLANNING COMMISSION ACTION: (JULY 16, 2015) The applicant was present. There were no registered objectors present. Staff presented a recommendation of approval of the requested two (2) year time extension. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent.