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HomeMy WebLinkAboutS-0317 Staff AnalysisApril 10, 1984 SUBDIVISIONS Item No. 12 NAME: Healthy Lawns and Shrubs (Z-3969-A) LOCATION: 7919 W. 5th DEVELOPER: SURVEYOR: Stan McDaniel Troy Laha c/o Frank Whitback P.O. Box 9003 Suite 1128, Savers Federal Little Rock, AR 72219 & Loan Bldg. Phone: 455-2575 Capitol Ave. & Spring St. Little Rock, AR 72201 AREA: 2.82 acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: Currently "R-2" - Proposed PCD PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site History On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control the floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. B. Development Proposal The applicant is requesting that he be allowed to construct a 3200' metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The April 10, 1984 SUBDIVISIONS Item No. 12 - Continued proposed building will set back 25' from the floodway boundary. An easement on the property has been donated to the City. C. Engineering Considerations Improve 5th Street to residential standards from Sunnymeade to the east property line. D. Analvsis This application represents a second attempt by the applicant to get PCD approval on this site. The only change since denial last year has been the location of a proposed floodway easement boundary and the passage of the Floodplain Ordinance, which allows development in these areas if they have a 25' setback from the floodway. E. Staff Recommendation Staff reserves comment at this time. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He stated agreement with Engineering's curb improvements request and with dedicating 11,000 square feet to the City for the Sunnymeade Drainage Project. He also stated that he was not opposed to the City's long-term intent to use part of the area as a park. A point was made that ordinarily such a request would be considered under the "C-4" zoning district. The question was raised as to the appropriateness of "C-4" in the area. Mr. Whitbeck, Attorney for the applicant, distinguished this from "C-4" by indicating that there would be no vehicular or customer involvement. PLANNING COMMISSION ACTION: The applicant and his attorney were present. They requested modification to the plan from 2.82 acres to 1.41 acres and agreed to donate one-third acre to the Sunnymeade Drainage Project. Several neighboring property owners both for and against the project were in attendance. Staff reported that one neighbor, Ms. Sarah Abeles, called in support for the application based on her belief that it would upgrade the area. Ms. Joyce Booth and Ms. Lucille Long both objected to J + April 10, 1984 SUBDIVISIONS Item No. 12 - Continued the project. They expressed concerns based on devaluation of property values, noise and air pollution, more drainage problems and feared that a precedent for commercial zoning would be set. They also submitted a petition from Other property owners in objection. Finally, a motion was made and passed for approval, subject to: (1) restriction of employees to six, (2) realignment of gravel drive, (3) provision of a 6-foot opaque green wall, (4) no on -site sales, and (5) no signage. The vote was: 6 ayes, 2 noes and 3 absent. April 10, 1984 SUBDIVISIONS Item No. 12 NAME: LOCATION: DEVELOPER: Stan McDaniel c/o Frank Whitback Suite 1128, Savers Federal & Loan Bldg. Capitol Ave. & Spring St. Little Rock, AR 72201 it 4 Healthy Lawns and Shrubs (Z-3969-A) 7919 W. 5th SURVEYOR: Troy Laha P.O. Box 9003 Little Rock, AR 72219 Phone: 455-2575 AREA:--�acres NO. OF LOTS: 1 FT. OF NEW ST.: ZONING: Currently "R-2" - Proposed PCD PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site History t On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control the floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. B. Development Proposal The applicant is requesting that he be allowed to construct a 3200' metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The • April 10, 1984 SUBDIVISIONS Item No. 12 - Continued proposed building will set back 25' from the floodway boundary. An easement on the property has been donated to the City. C. Engineering Considerations Improve 5th Street to residential standards from Sunnymeade to the east property line. D. Analysis This application represents a second attempt by the applicant to get PCD approval on this site. The only change since denial last year has been the location of a proposed floodway easement boundary and the passage of the Floodplain Ordinance, whi--h allows development in these areas if they have a 25' setback from the floodway. E. Staff Recommendation Staff reserves comment at this time. April 10, 1984 SUBDIVISIONS Item No. 12 NAME: Healthy Lawns and Shrubs (Z-3969-A) LOCATION: 7919 W. 5th DEVELOPER: SURVEYOR: Stan McDaniel Troy Laha c/o Frank Whitback P.O. Box 9003 Suite 1128, Savers Federal Little Rock, AR 72219 & Loan Bldg. Phone: 455-2575 Capitol Ave. & Spring St. Little Rock, AR 72201 1.N1 AREA: -2,4# 2-acres NO. OF LOTS: 1 FT. OF NEW ST.: 0 ZONING: Currently "R-2" - Proposed PCD PROPOSED USES: Nursery Stock Storage - Single Occupant Use with No Customer Use VARIANCES REQUESTED: None. A. Site Histor On March 15, 1983, the Planning Commission denied a request for PCD approval on this site. The issues involved City interest in the area due to a desire to control the floodplain and as a part of a proposed park plan. The neighborhood objected to the proposal. The Commission expressed concern that approval of this type use in the area was an inappropriate use of the PUD concept and constituted spot zoning. B. Development Proposal The applicant is requesting that he be allowed to construct a 3200" metal building on that portion of the property lying outside the floodway. The building will be used as a greenhouse/nursery stock and equipment storage facility for the property's sole user, Healthy Lawns and Shrubs, Inc., which is a lawn maintenance and landscaping operation. There will be no customer traffic. Only four employees will be involved. The area will be shielded from the single family area by a green wall of shrubbery on West 5th Street. The April 10, 1984 SUBDIVISIONS Item No. 12 - Continued proposed building will set back 25' from the floodway boundary. An easement on the property has been donated to the City. C. Engineering Considerations Improve 5th Street to residential standards from Sunnymeade to the east property line. D. Analysis This application represents a second attempt by the applicant to get PCD approval on this site. The only charge since denial last year has been the location of a proposed floodway easement boundary and the passage of the Floodplain Ordinance, which allows development in these areas if they have a 25' setback from the floodway. E. Staff Recommendation Staff reserves comment at this time. SUBDIVISION COMMITTEE REVIEW: The applicant was present. He stated agreement with Engineering's curb improvements request and with dedicating 11,000 square feet to the City for the Sunnymeade Drainage Project. He also stated that he was not opposed to the City's long-term intent to use part of the area as a park. A point was made that ordinarily such a request would be considered under the "C-4" zoning district. The question was raised as to the appropriateness of "C-4" in the area. Mr. Whitbeck, Attorney for the applicant, distinguished this from "C-4" by indicating that there would be no vehicular or customer involvement.