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HomeMy WebLinkAboutZ-8131 Staff Analysis1�1��►[�ai'�t it NAME: Meux Short -form PCD LOCATION: Located at 25501 Kanis Road DEVELOPER: Ed Meux Plumbing Heating and Air-conditioning, Inc. 25501 Kanis Road Little Rock, AR 72223 SURVEYOR- Delton Brown Land Surveyor 2421 County Line Road Little Rock, AR 72210 AREA: 3.37 Acres CURRENT ZONING NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 LF ALLOWED USES: Single-family Residential and Non -conforming Commercial Business PROPOSED ZONING: PD -C PROPOSED USE Single-family and an Expansion of the Non -conforming Business VARIANCES/WAIVERS REQUESTED: None requested_ A. PROPOSAL/REQUEST: Ed Meux Plumbing, Heating and Air-conditioning, Inc. has been in this location at 25501 Kanis Road for 26 years. In addition to the business the owner lives on the property and has done so since 1962. There are six employees and the typical hours of operation are from 7:00 am to 6:00 pm Monday through Friday. The operation of the business has historically taken place from a shop building located along the southwestern portion of the site. The building is a concrete building and is 24 -feet by 32 -feet. Recently the applicant constructed a new 30 -foot by 60 -foot metal building for the business. The applicant has indicated the business will utilize both the buildings for storage of inventory. O.: Z-8131 [Cont. B. EXISTING CONDITIONS: The site contains an existing single-family residence and a non -conforming commercial heating and air conditioning business. The area is predominately rural with single-family homes located on acreage. A number of Planned Development Zoning classifications are indicated around the area. These zonings were approved to recognize existing businesses when the City extended the extraterritorial planning jurisdiction in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site. There is not an active neighborhood association located within the area. D. ENGINEERING COMMEN PUBLIC WORKS CONDITIONS: 1. Kanis 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. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including a 5 -foot sidewalk with the planned development. Staff supports a 5 year deferral for installation of improvements. Approval must be secured from the Little Rock Board of Directors of the deferral request. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Water service is not available to this property from the Central Arkansas Water system at this time. Fire Department, Fire hydrants may be required. Contact the area volunteer fire department and provide a letter from the fire department indicating their knowledge of the project and their ability to serve the development. County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. 2 FILE NO.: Z-8131 ( nt.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning to Planned Commercial Development to allow an existing business to expand into a newly constructed 30 foot by 60 foot shop building. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Principal Arterial on the Master Street Plan. These streets 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 Kanis Road since it is a Principal Arterial. Bicycle Pian: A Class III bike route is shown beginning east of this location at the intersection of Kanis and Burlingame Roads. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage 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. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The indicated scrap pile should be removed or properly screened. 3. Landscaping may be required in conjunction with any new on site parking. 4. The zoning buffer ordinance and the landscape ordinance require a minimum nine foot wide (9) land use buffer along the eastern property line next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. A variance from this minimum requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. 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 eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) 3 FILE NO.: Z-8131 (Cont. The applicant was not present representing the request. Staff stated there were no outstanding technical issues associated with the request and presented an overview of the proposed development indicating the site was located in the Extraterritorial Planning Jurisdiction and had recently constructed a new building for his commercial business. Staff stated the construction was in violation of the current zoning and the site was currently under enforcement. 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 remaining outstanding technical issues associated with the November 16, 2006, Subdivision Committee meeting. The request is to recognize an existing commercial business located within the City's Extraterritorial Planning Jurisdiction and allow an expansion of the business. The owner has lived on the site for 40 plus years and the company has been operating from this site for 26 years. The original shop was constructed on the site when the owner began operating his business from the site. The building was a 24 by 32 foot building with a total of 768 square feet. In early 2006, the owner constructed a new metal building on the site with a total of 1,800 square feet. The new and old buildings are intended to serve as storage for inventory. There are six employees of the business, the owner, his son and four other persons. The typical hours of operation are from 7:00 am to 6:00 pm Monday through Friday. The primary customers are small commercial businesses and residential customers. According to the applicant employees typically report to the site daily for dispatch and seldom return to the site between calls. Trucks are stored on the site during the evening hours and on weekends. The site contains a sign located along Kanis Road. The sign identifies the business by name and phone number. The sign is less than typical signage allowed in commercial zones. Staff is supportive of the applicant's request for the proposed use of the property. The site has historically been used as the owner's home and his commercial business. Staff does not feel the proposed addition of the metal building will negatively impact the area. The area is rural in character and large metal buildings somewhat similar in size are scattered throughout the area. A second area of consideration is the allowance of the expansion of the business. The applicant has indicated with the new construction no new employees have been hired nor are any new employees anticipated. The building will be used for storage of materials and inventory which have historically been stored in other areas on the site. Staff feels the placement of a second building on the site to be used as an office and storage will not negatively impact the area. Staff does recommend the approval be limited to the current ownership. Staff feels since the business has been operating from this site for a number of years with little to no impact on the adjoining properties the additional building and the allowance to continue to operate the business should also have minimal impact. To staff's knowledge there are no remaining outstanding issues associated with the request. 12 FILE NO.: Z-8131 (Cont. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the approval be limited to the current ownership of the business. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Muex addressed the Commission on the merits of his request. He stated he lived on the site and operated his business from the site. He stated his business serviced the metro area meeting heating, plumbing and air conditioning needs. Ms. TL Jumper addressed the Commission in opposition of the request. She stated her two concerns were signage and the parking of service vans. She stated the applicant had placed a lighted sign along Kanis Road. She stated the area was very rural and the placement of the sign was out of character for the area. She also stated she felt the service vans should be screened from Kanis Road. She stated she desired the site to appear residential with a large shop building in the rear yard and not a commercial establishment. The Commission questioned Mr. Muex if the sign was an issue. He stated he felt the sign was necessary to identify his business. The Commission questioned the screening of his vans. He stated he could park the vans behind the building but for security he wanted to keep the vans in the front. He stated there was a motion light on the front of the shop which alerted him when someone drove in. Commissioner Yates asked Mr. Muex where he parked the trucks prior to the new construction. He stated vans were parked in the same location as they were before. Mr. Muex stated the sign was located 60 -feet from the road and was not intrusive. The Commission questioned if the time on the light could be limited. Mr. Muex stated he did not see the need to limit the time the sign was on. A motion was made to approve the request. The motion carried by a vote of 7 ayes, 1 noes and 3 absent. 5 December 7, 2006 ITEM NO.: 18 NAME: Meux Short -form PCD LOCATION: Located at 25501 Kanis Road DEVELOPER: Ed Meux Plumbing Heating and Air-conditioning, Inc. 25501 Kanis Road Little Rock, AR 72223 SURVEYOR: Delton Brown Land Surveyor 2421 County Line Road Little Rock, AR 72210 AREA: 3.37 Acres CURRENT ZONING NUMBER OF LOTS: 1 R-2, Single-family FILE NO.: Z-8131 FT. NEW STREET: 0 LF ALLOWED USES: Single-family Residential and Non -conforming Commercial Business PROPOSED ZONING: PD -C PROPOSED USE: Single-family and an Expansion of the Non -conforming Business VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: Ed Meux Plumbing, Heating and Air-conditioning, Inc. has been in this location at 25501 Kanis Road for 26 years. In addition to the business the owner lives on the property and has done so since 1962. There are six employees and the typical hours of operation are from 7:00. am to 6:00 pm Monday through Friday. The operation of the business has historically_ taken place from a shop building located along the southwestern portion of the site. The building is a concrete building and is 24 -feet by 32 -feet. Recently the applicant constructed a new 30 -foot by 60 -foot metal building for the business. The applicant has indicated the business will utilize both the buildings for storage of inventory. December 7, 2006 SUBDIVISION ITEM NO.: 18 (Cont. B. EXISTING CONDITIONS: FILE NO.: Z-8131 The site contains an existing single-family residence and a non -conforming commercial heating and air conditioning business. The area is predominately rural with single-family homes located on acreage. A number of Planned Development Zoning classifications are indicated around the area. These zonings were approved to recognize existing businesses when the City extended the extraterritorial planning jurisdiction in the area. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 -feet of the site. There is not an active neighborhood association located within the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Kanis 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. 2. With site development; provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including a 5 -foot sidewalk with the planned development. Staff supports a 5 year deferral for installation of improvements. Approval must be secured from the Little Rock Board of Directors of the deferral request. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Outside the service boundary. No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Water service is not available to this property from the Central Arkansas Water system at this time. Fire Department: Fire hydrants may be required. Contact the area volunteer fire department and provide a letter from the fire department indicating their knowledge of the project and their ability to serve the development. K December 7, 2006 SUBDIVISION ITEM NO.: 18 (Cont. County Planning: No comment received. FILE NO.: Z-8131 CATA: The site is not located on a dedicated CATA Bus Route. F. I SS U ESITEC H N 1CALIDES IGN: Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning to Planned Commercial Development to allow an existing business to expand into a newly constructed 30 foot by 60 foot shop building. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Principal Arterial on the Master Street Plan. These streets 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 Kanis Road since it is a Principal Arterial. Bicycle Plan: A Class III bike route is shown beginning east of this location at the intersection of Kanis and Burlingame Roads. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage 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. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The indicated scrap pile should be removed or properly screened. 3. Landscaping may be required in conjunction with any new on site parking. 4. The zoning buffer ordinance and the landscape ordinance require a minimum nine foot wide (9) land use buffer along the eastern property line next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. A variance from this minimum requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. 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 3 December 7, 2006 SUBDIVISION ITEM NO.: 18 (Cont FILE NO.: Z-8131 eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. G. SUBDIVISION COMMITTEE COMMENT: (November 16, 2006) The applicant was not present representing the request. Staff stated there were no outstanding technical issues associated with the request and presented an overview of the proposed development indicating the site was located in the Extraterritorial Planning Jurisdiction and had recently constructed a new building for his commercial business. Staff stated the construction was in violation of the current zoning and the site was currently under enforcement. 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 remaining outstanding technical issues associated with the November 16, 2006, Subdivision Committee meeting. The request is to recognize an existing commercial. business located within the City's Extraterritorial Planning Jurisdiction and allow an expansion of the business. The owner has lived on the site for 40 plus years and the company has been operating from this site for 26 years. The original shop was constructed on the site when the owner began operating his business from the site. The building was .a 24 by 32 foot building. with a: total of 768 square feet. In early 2006, the owner constructed a new metal building on the site with a total of 1,800 square feet. The new and old buildings are intended to serve as storage for inventory. There are six employees of the business; the owner, his son and four other persons_ The typical hours of operation are from 7:00 am to 6:00 pm Monday through Friday. The primary customers are small commercial businesses and residential customers. According to the applicant employees typically report to the site daily for dispatch and seldom return to the site between calls. Trucks are stored on the site during the evening hours and on weekends. The site contains a sign located along Kanis Road. The sign identifies the business by name and phone number. The sign is less than typical signage allowed in commercial zones. Staff is supportive of the applicant's request for the proposed use of the property. The site has historically been used as the owner's home and his commercial business. Staff does not feel the proposed addition of the metal building will negatively impact the area. The area is rural in character and large metal buildings somewhat similar in size are scattered throughout the area. A second area of consideration is the allowance of the expansion of the business. The applicant has indicated with the new construction no new employees have been hired nor are any new employees anticipated. The El December 7, 2006 SUBDIVISION ITEM NO.: 18 (Cont. FILE NO.: Z-8131 building will be used for storage of materials and inventory which have historically been stored in other areas on the site. Staff feels the placement of a second building on the site to be used as an office and storage will not negatively impact the area. Staff does recommend the approval be limited to the current ownership. Staff feels since the business has been operating from this site for a number of years with little to no impact on the adjoining properties the additional building and the allowance to continue to operate the business should also have minimal impact. To staff's knowledge there are no remaining outstanding issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. Staff recommends the approval be limited to the current ownership of the business. PLANNING COMMISSION ACTION: (DECEMBER 7, 2006) The applicant was present representing the request. There were registered objectors present. Staff presented the item with a recommendation of approval. Mr. Muex addressed the Commission on the merits of his request. He stated he lived on the site and operated his business from the site. He stated his business serviced the metro area meeting heating, plumbing and air conditioning needs. Ms. TL Jumper addressed the Commission in opposition of the request. She stated her two concerns were signage and the parking of service vans, She stated the applicant had placed alighted sign along Kan is Road: She stated the area was very rural and the placement of the sign was out of character for the area. She also stated she felt the service vans should be screened from Kanis Road. She stated she desired the site to appear residential with a large shop building in the rear yard and not a commercial establishment. The Commission questioned Mr. Muex if the sign was an issue. He stated he felt the sign was necessary to identify his business. The Commission questioned the screening of his vans. He stated he could park the vans behind the building but for security he wanted to keep the vans in the front. He stated there was a motion light on the front of the shop which alerted him when someone drove in. Commissioner Yates asked Mr. Muex where he parked the trucks prior to the new construction. He stated vans were parked in the same location as they were before. Mr. Muex stated the sign was located 60 -feet from the road and was not intrusive. The Commission questioned if the time on the light could be limited. Mr. Muex stated he did not see the need to limit the time the sign was on. 5 December 7, 2006 SUBDIVISION ITEM NO.: 18 Cont. FILE NO.: Z-8131 A motion was made to approve the request. The motion carried by a vote of 7 ayes, 1 noes and 3 absent. 0 ITEM NO.: 18, NAME: Muex Short -form PCD LOCATION: located at 25501 Kanis Road Z-8131 Planning Staff Comments: 1. Provide notification of all 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 November 22, 2006. The Office of Planning and Development must receive the proof of notice no later than November 30, 2006. 2. Provide details of the signage located on the site including height/area and location. This includes ground mounted signage and building signage. Variance/VVaivers: None requested. Public Works Conditions: 1. Kanis 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. 2. With site development, provide the design of the street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including a 5 -foot sidewalk with the planned development. Staff supports a 5 year deferral for installation of improvements. Approval must be secured from the Little Rock Board of Directors of the deferral request. Utilities and Fire Department/County Planning: Wastewater: Outside the service boundary. No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: Water service is not available to this property from the Central Arkansas Water system at this time. Fire Department: Fire hydrants may be required. Contact the area volunteer fire department and provide a letter from the fire department indicating their knowledge of the project and their ability to serve the development. Item # 18 County Planning: No comment received. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: This request is located in the Burlingame Valley Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a rezoning to Planned Commercial Development to allow an existing business to expand into a newly constructed 30 foot by 60 foot shop building. The request does not require a change to the Land Use Plan. Master Street Plan: Kanis Road is shown as a Principal Arterial on the Master Street Plan. These streets 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 Kanis Road since it is a Principal Arterial. Bicycle Plan: A Class III bike route is shown beginning east of this location at the intersection of Kanis and Burlingame Roads. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage 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. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. Purpose of the scrap pile? To be either removed or properly screened. 3. Landscaping may be required in conjunction with any new on site parking. 4. The zoning buffer ordinance and the landscape ordinance require a minimum nine foot wide (9) land use buffer along the eastern property line next to the residentially zoned property. Seventy percent (70%) of this buffer is to remain undisturbed. A variance from this minimum requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. 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 eastern perimeter of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. Revised glatlolan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, November 22, 2006. Item # 18