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HomeMy WebLinkAboutZ-8685 Staff AnalysisFILE NO.: Z-8685 NAME: Watts Short -form POD LOCATION: Located at 11517 Kanis Road DEVELOPER: James A Watts 10 Edgestone Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.53 acres CURRENT ZONING: ALLOWED USES NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 LF Single-family residential, Non -conforming general and professional office and office warehouse PROPOSED ZONING: PCD PROPOSED USE: General and Professional Office, Office Warehouse and 0-3, General Office Use VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The site contains three buildings which have a history of non-residential uses. Building 1 contains 1,250 square feet and was originally constructed in 1957 as a brick and frame single-family home. The building is currently being used as a pediatric therapy clinic and office. Building 2 is a 3,000 square foot metal building constructed in 1978 and is currently being used as an office, shop and warehouse. Building 3 contains 6,000 square feet and was constructed in 1980. FILE NO.: Z-8685 (Cont. A C ❑0 This building is being used as an office, shop and warehouse. The proposed future uses of the site are 0-3, General Office District uses. In addition the use of Buildings 2 and 3 are proposed as office warehouse, office shop or a contractors office with all uses being inside the building. There are no immediate modifications or upgrades proposed to the existing buildings or the site other than required maintenance and repairs. EXISTING CONDITIONS: The property contains a single-family residence which has been converted to an office use and two metal buildings which are currently being used as office/warehouse uses. The property to the east is undeveloped 0-3, General Office District zoned property. Southeast of the site is an office building. South is a property zoned POD which was recently approved for development of a parking lot to serve the adjacent office use. There are two properties zoned POD located to the west of the site. One has developed with an office building serving multiple office users. The second is a daycare center which is located in a converted single-family residential structure. North of the site across Kanis Road are two properties zoned POD which are office and office warehouse uses. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Gibralter Heights Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. ENGINEERING COMMENTS: 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 site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from centerline. An in -lieu payment was received for construction of boundary street improvements for the neighboring property to the west at 11523 Kanis Road. 3. An access easement should be provided across the property to the west at 11523 Kanis Road. 2 FILE NO.: Z-8685 (Cont. 4. Vegetation must be removed from right-of-way adjacent to neighboring properties to improve sight distance for the east driveway. 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: All Central Arkansas Water requirements in effect at the time of water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone 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 tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by 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: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. The site is not located on a dedicated CATA Bus Route. 3 FILE NO.: Z-8685 (Co Parks and Recreation: No comment received. F. 1SS U ESITECNNI CALIDES I G N: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. Office allows services provided directly to consumers as well as general offices, which support more basic economic activities. The applicant has applied for a rezoning from R-2, Single- family to POD to allow use of the existing buildings for 0-3, General Office District uses, clinic, office, office warehouse or contractor's office. Master Street Plan: Kanis Road is a Minor Arterial. 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. These streets 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. No comments; any redevelopment of the site will require compliance with both the City's Landscape and Buffer Ordinances. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 4, 2011) The applicant, James Watts, was present. Staff presented the item and noted additional information was needed regarding days and hours of operation and signage. Staff commented that any expansion of office users could require the addition of more parking on the site and that parking would have to be properly paved and landscaped. Mr. Watts stated he agreed. Public Works and landscape comments were noted. It was explained that required right-of-way dedication would be accomplished in conjunction with this rezoning but street improvements and landscaping would be done with any redevelopment on the site. Staff made note of any area of overgrown landscaping that needed to be cut back or removed to address sight -distance concerns. The applicant was advised to respond to staff issues by August 10, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. 51 FILE NO.: Z-8685 (Cont. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the August 4, 2011, Subdivision Committee meeting. The revised cover letter indicates signage will comply with the City's Sign Ordinance. The applicant has also indicated should an office use locate on the site which generates parking greater than the existing parking located on site then additional parking will be will be constructed to City standard. The site contains three buildings which have a history of non-residential use. The request is to rezone the site from R-2, Single-family to PCD to recognize these historic non-residential uses of the three buildings. Building 1 contains 1,250 square feet and was originally constructed as a brick and frame single-family home. The building is currently being used as a pediatric therapy clinic office. Building 2 is a 3,000 square foot metal building. Building 3 contains 6,000 square feet. Buildings 2 and 3 are being used as an office, shop and warehouse. The proposed future uses of the site is 0-3, General Office District uses for all three buildings. In addition the use of Buildings 2 and 3 are proposed as office warehouse, office/shop or a contractors office with all uses being inside the building. There are no immediate modifications or upgrades proposed to the existing buildings or the site other than required maintenance and repairs. Staff is supportive of the applicant's proposal. The rezoning is to recognize existing uses of the site. Upon redevelopment of the site the applicant will be required to comply with the typical standards of the various City ordinances. I. 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 25, 2011) 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 approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 August 25, 2011 ITEM NO.: 5 FILE NO.: Z-8685 NAME: Watts Short -form POD LOCATION: Located at 11517 Kanis Road DEVELOPER: James A Watts 10 Edgestone Little Rock, AR 72205 ENGINEER: White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 1.53 acres CURRENT ZONING: ALLOWED USES: NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 LF Single-family residential, Non -conforming general and professional office and office warehouse PROPOSED ZONING: PCD PROPOSED USE: General and Professional Office, Office Warehouse and 0-3, General Office Use VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANTS STATEMENT: The site contains three buildings which have a history of non-residential uses. Building 1 contains 1,250 square feet and was originally constructed in 1957 as a brick and frame single-family home. The building is currently being used as a pediatric therapy clinic and office. Building 2 is a 3,000 square foot metal building constructed in 1978 and is currently being used as an office, shop and warehouse. Building 3 contains 6,000 square feet and was constructed in 1980. This building is being used as an office, shop and warehouse. The proposed future uses of the site are 0-3, General Office District uses. In addition the use August 25, 2011 SUBDIVISION ITEM NO.: 5 Cont. FILE NO.: Z-8685 of Buildings 2 and 3 are proposed as office warehouse, office shop or a contractors office with all uses being inside the building. There are no immediate modifications or upgrades proposed to the existing buildings or the site other than required maintenance and repairs. B. EXISTING CONDITIONS: The property contains a single-family residence which has been converted to an office use and two metal buildings which are currently being used as office/warehouse uses. The property to the east is undeveloped 0-3, General Office District zoned property. Southeast of the site is an office building. South is a property zoned POD which was recently approved for development of a parking lot to serve the adjacent office use. There are two properties zoned POD located to the west of the site. One has developed with an office building serving multiple office users. The second is a daycare center which is located in a converted single-family residential structure. North of the site across Kanis Road are two properties zoned POD which are office and office warehouse uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area resident. All property owners located within 200-feet of the site, all residents, who could be identified, located within 300 feet of the site, the Gibralter Heights Neighborhood Association and the John Barrow Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: 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 site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from centerline. An in -lieu payment was received for construction of boundary street improvements for the neighboring property to the west at 11523 Kanis Road. 3. An access easement should be provided across the property to the west at 11523 Kanis Road. 2 August 25, 2011 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z-8685 4. Vegetation must be removed from right-of-way adjacent to neighboring properties to improve sight distance for the east driveway. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Enter : 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 water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Watees material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone 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 tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Watees 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: Approved as submitted. County Planning: No comment. 3 August 25, 2011 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z-8685 CATA: Approved as submitted. 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 Office for this property. Office allows services provided directly to consumers as well as general offices, which support more basic economic activities. The applicant has applied for a rezoning from R-2, Single- family to POD to allow use of the existing buildings for 0-3, General Office District uses, clinic, office, office warehouse or contractor's office. Master Street Plan: Kanis Road is a Minor Arterial. 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. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicvcle Plan: There are no bike routes shown in the immediate vicinity. Landscape: 1. No comments; any redevelopment of the site will require compliance with both the City's Landscape and Buffer Ordinances. 2. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. G. SUBDIVISION COMMITTEE COMMENT: (August 4, 2011) The applicant, James Watts, was present. Staff presented the item and noted additional information was needed regarding days and hours of operation and signage. Staff commented that any expansion of office users could require the addition of more parking on the site and that parking would have to be properly paved and landscaped. Mr. Watts stated he agreed. Public Works and landscape comments were noted. It was explained that required right-of-way dedication would be accomplished in conjunction with this rezoning but street improvements and landscaping would be done with any redevelopment on the site. Staff made C! August 25, 2011 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z-8685 note of any area of overgrown landscaping that needed to be cut back or removed to address sight -distance concerns. The applicant was advised to respond to staff issues by August 10, 2011. The Committee determined there were no other issues and forwarded the item to the full Commission. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing the issues raised at the August 4, 2011, Subdivision Committee meeting. The revised cover letter indicates signage will comply with the City's Sign Ordinance. The applicant has also indicated should an office use locate on the site which generates parking greater than the existing parking located on site then additional parking will be will be constructed to City standard. The site contains three buildings which have a history of non-residential use. The request is to rezone the site from R-2, Single-family to PCD to recognize these historic non-residential uses of the three buildings. Building 1 contains 1,250 square feet and was originally constructed as a brick and frame single-family home. The building is currently being used as a pediatric therapy clinic office. Building 2 is a 3,000 square foot metal building. Building 3 contains 6,000 square feet. Buildings 2 and 3 are being used as an office, shop and warehouse. The proposed future uses of the site is 0-3, General Office District uses for all three buildings. In addition the use of Buildings 2 and 3 are proposed as office warehouse, office/shop or a contractors office with all uses being inside the building. There are no immediate modifications or upgrades proposed to the existing buildings or the site other than required maintenance and repairs. Staff is supportive of the applicants proposal. The rezoning is to recognize existing uses of the site. Upon redevelopment of the site the applicant will be required to comply with the typical standards of the various City ordinances. I. 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. 5 August 25, 2011 SUBDIVISION M NO.: 5 (Cont. FILE NO.: Z-8685 PLANNING COMMISSION ACTION: (AUGUST 25, 2011) 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 approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. [01 ITEM NO.: 5. Z-8585 NAME: Watts Short -form POD LOCATION: located at 11517 Kanis Road Planning 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 10, 2011. The Office of Planning and Development must receive the proof of notice no later than August 19, 2011. 2. Provide the days and hours of operation proposed for the development. 3. Provide details of any proposed signage including building and ground signage. Provide the total height and total sign area proposed for any ground signage located on the site. Provide a note indicating the percentage of facade area proposed for building signage and the facade proposed with signage. 4. The cover letter indicates the allowance of 0-3, General Office District uses as allowable uses for the site. Staff has concerns with potential office users and the parking as presently exist. 5. Are there plans in the future for paving and the addition of landscaping on the site? If so provide a time line for the placement of the hard surface paving materials for the parking and the landscape upgrades to be installed. VariancelWaivers: 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 site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Kanis Road including 5-foot sidewalk with the planned development. The new back of curb should be located 29.5 feet from centerline. An in -lieu payment was received for construction of boundary street improvements for the neighboring property to the west at 11523 Kanis Road. 3. An access easement should be provided across the property to the west at 11523 Kanis Road. 4. Vegetation must be removed from right-of-way adjacent to neighboring properties to improve sight distance for the east driveway. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Item # 5. 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 water service must be met. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's material and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of Customer Owned Line Agreement is required. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health and the Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone 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 tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by 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: Approved as submitted. County Planning: No comment. CATA: Approved as submitted. 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 Office for this property. Office allows services provided directly to consumers as well as general offices, which support more basic economic activities. The applicant has applied for a rezoning from R-2, Single-family to POD to allow use of the existing buildings for 0-3, General Office District uses, clinic, office, office warehouse or contractor's office. Master Street Plan: Kanis Road is a Minor Arterial. 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 Item # 5. Arterial. These streets 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. No comments; any redevelopment of the site will require compliance with both the City's Landscape and Buffer Ordinances. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this 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, August 10, 2011. Item # 5.