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HomeMy WebLinkAboutZ-8605-A Staff AnalysisFILF NO - 7-8605-A NAME: Lot 1 Edwards Subdivision Short -form PD-C LOCATION: Located at 11601 Kanis Road DEVELOPER: Pat Malmstrom 11201 Old Arkansas Road Roland, AR 72135 FN(1INFFR• McGetrick and McGetrick Engineers P.O. Box 30441 Little Rock, AR 72260 AREA: 3.03 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: POD ALLOWED USES: 0-3, General Professional Office Uses (Daycare) PROPOSED ZONING: PD-C PROPOSED USE: Resale shop for "PATH" and 0-3, General Office District uses as allowable alternative uses VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 20,365 adopted by the Little Rock Board of Directors on December 7, 2010, established Lot 1 Edwards Addition Short -form POD. The property was originally constructed as a single-family residence but was later converted to an office uses prior to annexation to the City. With the conversion, the entire front yard was paved for parking. The applicant proposed a rezoning of the site from R-2, Single-family to POD to allow the reuse of the site as a daycare facility. The applicant requested to utilize 0-3, General Office District uses as allowable alternative uses for the site. The daycare center did not open at this location. FILE NO.: Z-8605-A Cont. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now requesting to rezone the site to PD-C to allow use of the existing building and parking area as a resale shop. The hours of operation are proposed from 7:00 am to 8:00 pm seven days per week. The applicant is requesting 0-3, General Office District uses as allowable alternative uses for the site. The resale shop is for "PATH" Partners Against Trafficking Humans solely. PATH is headquartered in Little Rock and is in need of funds to renovate and sustain a residential treatment facility at a separate location. The facility will house and rehabilitate young girls and women forced into sexual exploitation and prostitution. The goal in opening the resale shop is two -fold: (1) provide ongoing funds to PATH to help maintain housing for trafficked girls and women along with funds needed to provide education, counseling and medical assistance (2) the resale shop will be able to provide much needed employment for the trafficked women. They will be able to learn the skills needed to interact with the "normal world" they have been forcibly removed from. They will also be able to feel a sense of accomplishment and self respect. The resale shop will sell used furniture. Deliveries of the items will be by appointment only. The items will be processed through the existing detached garage. The items will be cleaned and stored in this area until ready for display in the shop. There will be no areas of outdoor drop-off or items stored outdoors at any time. The development will contain an awning sign over the front window. The letters will comply with the typical standards as allowed in Chapter 36-555(2)(b) or not to exceed 50 percent of the surface area of the awning. Future signage includes a ground mounted monument sign located within the front yard area. The sign will not exceed six (6) feet in height and sixty-four (64) square feet in area. B. EXISTING CONDITIONS: The building was previously a single-family residence but appears to most recently have been occupied by an office use. The front yard area has been paved from what appears to be property line to property line. The back yard area is open. There is a dumpster located within the front parking area. Other uses in the area include an office development located to the north at the northwest corner of Kanis and Autumn Roads. There is a property located on the northeast corner of Kanis and Autumn Roads that is zoned POD and was approved for an office/warehouse development. Further north on Autumn Road is a daycare center. East of the site with frontage on Kanis Road is an office building and a second office building is located to the south accessed by a driveway/access easement from Kanis Road. West of the site are three office buildings and further west is a single-family home with an upholstery shop located behind the home. r. FILE NO.: Z-8605-A Cont. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents. All property owners located within 200-feet of the site and the Gibralter Heights/Point West/Timber Ridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With future development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The current driveway location will cause vehicles waiting to make left turns into the site to block the Autumn Road/Kanis Road intersection. The subject property must share a single driveway access within the property to the east. The width of the driveway must not exceed 36-feet. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way including parking spaces. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water regarding procedures for installation of water facilities. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. Contact Central Arkansas Water if additional fire protection or metered water service is required. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to 3 FILE NO.: Z-8605-A (Cont_ the nature of the facility, installation of an approved reduced pressure zoned backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful test of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten (10) days of installation and annually thereafter. Contact the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to add as a use `resale shop for PATH' on the site. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. FILE NO.: Z-8605-A (Cont_ 2. Any/all parking or landscaping located within the public right-of-way will need to be franchised. 3. Upon rehabilitation or building addition in the future the parking lot and associated landscaping will need to be upgraded to meet City Ordinance requirements. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (July 11, 2012) Mr. Pat Malstrom, Mr. Pat McGetrick and Ms. Lisa Richardson were present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues in need of addressing related to the proposed site plan. Staff stated there were questions concerning the proposed use of the building and the items to be for sale. Ms. Richardson stated the use was a resale shop and the only items to be sold were furniture. Staff questioned if the use of the building would be for any other user than PATH. Mr. Malstorm stated no other retail user was being requested. The retail approval would be for the sole benefit of PATH. He stated any alternate users would fall into the 0-3, General Office District or be a daycare center as was previously approved. Ms. Richardson stated PATH, Partners Against Trafficking Humans, was a non-profit established to assist and rehabilitee young girls and women who had been forced into the sexual exploitation and prostitution. She stated there was a serious problem in Arkansas of young girls being forced into the sex trade and there was a need to provide housing and rehabilitation for these girls. She stated the females were called sparrows. She stated the name of the business would be the Sparrows Nest. She stated the revenue from the business would help off set the cost of housing, counseling and training these young females and introducing them back into mainstream society. Mr. McGetrick stated the only signage would be an awning sign over the front window. Staff suggested the request include signage as allowed in office zones so if a sign was desired in the future one could be put in place. Public Works comments were addressed. Staff stated a franchise agreement would be required for parking located within the right of way. Staff also stated the driveway was to take access via a shared driveway with the property located to the east. Landscaping comments were addressed. Staff stated landscaping and paving were to be upgraded based on the proposed rehabilitation cost of the proposed building. y u FILE NO.: Z-8605-A (Cont. 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 few outstanding technical issues associated with the request raised at the July 11, 2102, Subdivision Committee meeting. The applicant has revised the site plan to include a single ground monument sign consistent with signage allowed in office zones or a maximum of six (6) feet in height and 64 square feet in area. The development will also have a single awning sign located over the front window. The lettering will not exceed 50 percent of the surface area. The site plan indicates the placement of parking within the future right of way of Kanis Road. The applicant will seek a franchise agreement with the City to allow the parking to remain. The renovation cost of the structure will not exceed 50 percent of the replacement value of the building. The applicant has indicated no additional landscaping or exterior renovations will occur with the current request. Staff is supportive of the request. The applicant is seeking the rezoning to the PD-C for the sole benefit of PATH as a resale shop and any alternate uses will be those uses allowed in the 0-3, General Office Zoning District. There will not be any drop off of merchandise outside the building. All merchandise will be process by appointment only and will be stored in the existing garage until ready for display in the shop. To staff's knowledge there are no outstanding technical issues associated with the request. Staff does not feel the use of the property by PATH as a resale shop will have a significant impact on the area. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (AUGUST 2, 2012) The applicant was present. 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 as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The Chair entertained a motion for placement of the item of the Consent Agenda for approval as recommended by staff. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 0 ITEM NO 12, NAME: Lot 1 Edwards Subdivision Short -form PD-C LOCATION: located at 11601 Kanis Road Z-8605-A Planning Staff Comments: 1. Provide notification of the property owners located within 200 feet of the site including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than July 18, 2012. The Office of Planning and Development must receive the proof of notice no later than July 27, 2012. 2. Provide details of the proposed signage plan including ground and building signage. Provide the total height and total sign area for ground signage. Provide the percentage of the front fagade proposed for building signage. 3. Provide a note on the site plan indicating dumpster screening. 4. Provide the days and hours of operation for the commercial business. 5. Provide items to be sold within the re -sale shop. Will there be items other than clothing sold from this location? 6. Where will items be dropped off — will all items be placed inside upon arrival. 7. Is the use being requested as a transferable use or is the approval limited to PATH only. Variance/Waivers: None requested. Public Works Conditions: 1. Kanis Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With future development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalks with the planned development. 3. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The current driveway location will cause vehicles waiting to make left turns into the site to block the Autumn Road/Kanis Road intersection. The subject property must share a single driveway access within the property to the east. The width of the driveway must not exceed 36-feet. 4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the private improvements located in the right-of-way including parking spaces. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Item # 12. Center -Point Eneng : No comment received. AT & T: No comment received. Central Arkansas Water: Fire Department: Place fire hydrants per code. Maintain a minimum access of at least 20-feet. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment received. Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from POD (Planned Office District) to PCD (Planned Commercial District) to add as a use `resale shop for PATH' on the site. Master Street Plan: Kanis Road is a Minor Arterial on the Master Street Plan. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Kanis Road since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any/all parking or landscaping located within the public right-of-way will need to be franchised. 3. Upon rehabilitation or building addition in the future the parking lot and associated landscaping will need to be upgraded to meet City Ordinance requirements. 4. The City Beautiful Commission recommends preserving as many existing trees as feasible on this tree -covered site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 18, 2012. Item # 12.