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HomeMy WebLinkAboutZ-3500-D Staff AnalysisFILE NO.: Z -3500-D NAME: Pereira - Short -Form PD -0 LOCATION: 212 N. McKinley Street DEVELOPER: Firstar Bank #1 Riverfront Place North Little Rock, AR 72114 AREA: 0.52 acre ZONING: R-2 ENGINEER: McGetrick and McGetrick 319 East Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: Single -Family Residential PROPOSED USE: Acupuncture Clinic VARIANCES/WAIVERS REQUESTED: 1. Deferral of required sidewalk construction for four (4) years or until adjacent walk is constructed. BACKGROUND: The property at 212 N. McKinley is zoned R-2 and contains a 2,950 square foot, two-story building. The building is currently vacant, but once housed a daycare center that operated under an approved conditional use permit. On May 11, 2000 the Planning Commission approved a rezoning of this property from R-2 to PD -0 for a "birth center", and an accompanying land use plan amendment. However, the applicant decided not to pursue the rezoning and withdrew it from the Board of Director's agenda. The applicant did follow through with the land use plan amendment, and on June 20, 2000 the Board of Directors passed ordinance No. 18,296. This ordinance changed the land use plan for this property and the two (2) properties immediately north from SF (single family) to SO (Suburban Office). FILE NO.: Z -3500-D (Cont.) A. PROPOSAL/REQUEST: The applicant proposes to rezone the property at 212 N. McKinley Street from R-2 to PD -O to utilize the existing building as an acupuncture clinic. The applicant is requesting 0-1 (Quiet Office District) permitted uses as an alternate/future use of the building. The proposed acupuncture clinic will have one (1) doctor and two (2) additional staff members. The clinic will also have an accessory herb dispensary, which will be for the clinic's patients only. The proposed hours of operation will be from 9:00 a.m. to 5:00 p.m., Monday through Friday. The proposed site plan shows a ground -mounted sign location near the southeast corner of the property. The applicant notes that the sign will conform to City standards for office zoning (maximum height - 6 feet, maximum area - 64 square feet). The property contains an existing 2,950 square foot, two- story building, with parking along the building's north and south sides. The applicant notes that there will be no physical changes made to the property except for the addition of the ground -mounted sign and reduction of the paved areas to allow for the required buffer areas along the north and south property lines. The applicant also notes that there will be no dumpster on the site. As part of the PD -O request, the applicant is requesting a deferral of sidewalk construction along N. McKinley Street. The requested deferral would be for four (4) years or until adjacent development occurs. B. EXISTING CONDITIONS: There is an existing two-story stucco building on the site, with a circular drive. There are small areas of existing paved parking on the building's north and south sides. There is an existing six-foot wood screening fence along the south, west and a portion of the north property lines. There are single family residences immediately north, south and west of the site. The Park Plaza Mall is located across McKinley Street to the east. C. NEIGHBORHOOD COMMENTS: The Briarwood and Hillcrest Neighborhood Associations were notified of the public hearing. Staff has received no comment from the neighborhood as of this writing. 2 FILE NO.: Z -3500-D (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. McKinley Street is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Location of sewer service unknown. No sewer main is located in this area. Sewer main extension required with easements to serve property if service is required. Entergy: Provide easements for existing overhead facilities (10 foot easement along west and south property lines and a 15 foot easement along the east property line). ARKLA: No Comment. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. County Planning: No Comment. CATA: Site is on bus route #21 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Development -Office for an acupuncture clinic. The property is currently zoned R-2 Single Family. A Land Use Plan amendment is not required. 3 FILE NO.: Z -3500-D (Cont.) City Recognized Neighborhood Action Plan: This property is located in an area that is not covered by a city recognized neighborhood action plan. Landscape Issues: The plan submitted does not allow for the 9 -foot wide minimum land use buffers along the northern and southern perimeters of the site. A water source within 75 feet of all landscaped areas is required. G. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 15, 2001) Pat McGetrick was present, representing the application. Staff briefly described the proposed PD -0 and noted that additional information was needed regarding the proposed use (hours, signage, number of employees, etc.). The Public Works requirements were briefly discussed. Mr. McGetrick noted that a deferral of sidewalk construction was requested. The landscaping requirements were also briefly discussed. Bob Brown, of the Planning Staff, noted that additional buffer width was needed between the north and south parking areas and the side property lines. After the brief discussion, the Committee forwarded the PD -0 application to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on February 21, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan provides for the required nine (9) foot wide land use buffers along the north and south property lines. The proposed site plan shows a total of eight (8) parking spaces. The ordinance would typically require a minimum of six (6) parking spaces for a clinic of this size. If the building is ever converted to general/professional office use, the typical ordinance minimum would be seven (7) spaces. Staff supports the parking plan as proposed. 4 FILE NO.: Z -3500-D (Cont.) As noted in paragraph A., the applicant is requesting a deferral of sidewalk construction along N. McKinley Street. Public Works supports the deferral for four (4) years or until adjacent sidewalk construction, whichever occurs first. To staff's knowledge, there are no outstanding issues associated with the proposed PD -O. Staff feels that the proposed use of the property is appropriate and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -O rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff supports 0-1 permitted uses as alternate uses for the property. 3. Any site lighting must be low-level and directed away from adjacent residential property. 4. The ground -mounted sign must conform to City standards for office zoning (maximum height - 6 feet, maximum area - 64 square feet) . 5. Staff supports the deferral of sidewalk construction along N. McKinley Street for four (4) years or until adjacent sidewalk construction, whichever occurs first. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5 March 8, 2001 ITEM NO.: 3 NAME: Pereira - Short -Form PD -O LOCATION: 212 N. McKinley Street DEVELOPER: ENGINEER: FILE NO.: Z -3500-D Firstar Bank McGetrick and McGetrick #1 Riverfront Place 319 East Markham St., Ste. 202 North Little Rock, AR 72114 Little Rock, AR 72201 AREA: 0.52 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2 ALLOWED USES: Single -Family Residential PROPOSED USE: Acupuncture Clinic VARIANCES/WAIVERS REQUESTED: 1. Deferral of required sidewalk construction for four (4) years or until adjacent walk is constructed. BACKGROUND: The property at 212 N. McKinley is zoned R-2 and contains a 2,950 square foot, two-story building. The building is currently vacant, but once housed a daycare center that operated under an approved conditional use permit. On May 11, 2000 the Planning Commission approved a rezoning of this property from R-2 to PD -O for a "birth center", and an accompanying land use plan amendment. However, the applicant decided not to pursue the rezoning and withdrew it from the Board of Director's agenda. The applicant did follow through with the land use plan amendment, and on June 20, 2000 the Board of Directors passed ordinance No. 18,296. This ordinance changed the land use plan for this property and the two (2) properties immediately north from SF (single family) to SO (Suburban Office). March 8, 2001 SUBDIVISION ITEM NO.: 3 (Cont. A. PROPOSAL/REQUEST: FILE NO.: Z -3500-D The applicant proposes to rezone the property at 212 N. McKinley Street from R-2 to PD -O to utilize the existing building as an acupuncture clinic. The applicant is requesting 0-1 (Quiet Office District) permitted uses as an alternate/future use of the building. The proposed acupuncture clinic will have one (1) doctor and two (2) additional staff members. The clinic will also have an accessory herb dispensary, which will be for the clinic's patients only. The proposed hours of operation will be from 9:00 a.m. to 5:00 p.m., Monday through Friday. The proposed site plan shows a ground -mounted sign location near the southeast corner of the property. The applicant notes that the sign will conform to City standards for office zoning (maximum height - 6 feet, maximum area - 64 square feet) . The property contains an existing 2,950 square foot, two- story building, with parking along the building's north and south sides. The applicant notes that there will be no physical changes made to the property except for the addition of the ground -mounted sign and reduction of the paved areas to allow for the required buffer areas along the north and south property lines. The applicant also notes that there will be no dumpster on the site. As part of the PD -O request, the applicant is requesting a deferral of sidewalk construction along N. McKinley Street. The requested deferral would be for four (4) years or until adjacent development occurs. B. EXISTING CONDITIONS: There is an existing two-story stucco building on the site, with a circular drive. There are small areas of existing paved parking on the building's north and south sides. There is an existing six-foot wood screening fence along the south, west and a portion of the north property lines. There are single family residences immediately north, south and west of the site. The Park Plaza Mall is located across McKinley Street to the east. C. NEIGHBORHOOD COMMENTS: The Briarwood and Hillcrest Neighborhood Associations were notified of the public hearing. Staff has received no comment from the neighborhood as of this writing. 2 March 8, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -3500-D D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. McKinley Street is classified on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Location of sewer service unknown. No sewer main is located in this area. Sewer main extension required with easements to serve property if service is required. Entergy: Provide easements for existing overhead facilities (10 foot easement along west and south property lines and a 15 foot easement along the east property line). ARKLA: No Comment. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. County Planning: No Comment. CATA: Site is on bus route #21 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Suburban Office for this property. The applicant has applied for a Planned Development -Office for an acupuncture clinic. The property 3 March 8, 2001 SUBDIVISION ITEM NO.: 3 (Cont. G H. is currently zoned R-2 Single Family. amendment is not required. FILE NO.: Z -3500-D A Land Use Plan City Recognized Neighborhood Action Plan: This property is located in an area that is not covered by a city recognized neighborhood action plan. Landscape Issues: The plan submitted does not allow for the 9 -foot wide minimum land use buffers along the northern and southern perimeters of the site. A water source within 75 feet of all landscaped areas is required. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 15, 2001) Pat McGetrick was present, representing the application. Staff briefly described the proposed PD -0 and noted that additional information was needed regarding the proposed use (hours, signage, number of employees, etc.). The Public Works requirements were briefly discussed. Mr. McGetrick noted that a deferral of sidewalk construction was requested. The landscaping requirements were also briefly discussed. Bob Brown, of the Planning Staff, noted that additional buffer width was needed between the north and south parking areas and the side property lines. After the brief discussion, the Committee forwarded the PD -0 application to the full Commission for resolution. ANALYSIS: The applicant submitted a revised site plan to staff on February 21, 2001. The revised plan addresses the issues as raised by staff and the Subdivision Committee. The revised plan provides for the required nine (9) foot wide land use buffers along the north and south property lines. 4 March 8, 2001 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -3500-D The proposed site plan shows a total of eight (8) parking spaces. The ordinance would typically require a minimum of six (6) parking spaces for a clinic of this size. If the building is ever converted to general/professional office use, the typical ordinance minimum would be seven (7) spaces. Staff supports the parking plan as proposed. As noted in paragraph A., the applicant is requesting a deferral of sidewalk construction along N. McKinley Street. Public Works supports the deferral for four (4) years or until adjacent sidewalk construction, whichever occurs first. To staff's knowledge, there are no outstanding issues associated with the proposed PD -O. Staff feels that the proposed use of the property is appropriate and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -0 rezoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff supports 0-1 permitted uses as alternate uses for the property. 3. Any site lighting must be low-level and directed away from adjacent residential property. 4. The ground -mounted sign must conform to City standards for office zoning (maximum height - 6 feet, maximum area - 64 square feet) . 5. Staff supports the deferral of sidewalk construction along N. McKinley Street for four (4) years or until adjacent sidewalk construction, whichever occurs first. PLANNING COMMISSION ACTION: (MARCH 8, 2001) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 5