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HomeMy WebLinkAboutZ-4029-B Staff AnalysisAugust 26, 2004 ITEM NO.: 9 FILE NO.: Z -4029-B NAME: Mangan Dental Clinic Zoning Site Plan Review LOCATION: Located on the Southeast corner of Evergreen Street and University Avenue DEVELOPER: Steve Mangan Mangan Properties, LLC 123 Normandy Road Little Rock, AR 72207 ENGINEER/ARCHITECT: Cromwell Architects and Engineers 101 South Spring Street Little Rock, AR 72201 AREA: 1.34 acres CURRENT ZONING: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 2 FT. NEW STREET: 0 0-2, Office and Institutional District 4 — Heights Hillcrest 15 VARIANCES/WAIVERS REQUESTED; None requested. BACKGROUND: A proposal to subdivide a 24.06 acres tract into 2 lots was approved by the Little Rock Planning Commission at their June 14, 1983 Public Hearing. The large tract was to house the Forest Heights Middle School with the newly create lot to be sold. The indicated lot was proposed as 290 feet by 450 feet. A final plat was never filed for the lots. A. PROPOSAL/REQUEST: The land on the southeast corner of University Avenue and Evergreen Street was previously part of the Forrest Heights Middle School property. Mangan Properties, LLC purchased the property with the intent of developing the north August 26, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z -4029-B half as a dental office for Steve Mangan, DDS, PA. The south half is to be sold to Bell Corley Construction for the development of an office building that they will partially occupy, and offer the remainder for lease. The division of the property is as follows. Mangan Property: 6,032 22% Parking and roadways 7,889 % use of the property Building pad 5,440 17% Parking and roadways 11,639 37% Sidewalks and terraces 1,432 5% Landscaped areas 13,032 41% Overall site area 31,543 100% Bell Property: Building pad 6,032 22% Parking and roadways 7,889 29% Sidewalks and terraces 1,073 4% Landscaped areas 12,242 45% Overall site area 27,236 100% Combined Site Totals: Building pad 11,472 20% Parking and roadways 19,528 33% Sidewalks and terraces 2,505 4% Landscaped areas 25,274 43% Overall site area 58,779 100% The dental office is to be located on the north one-half of the property and intended for the use of two full-time dentists. The gross square footage of the building is 5,240. The building will be constructed of a wood frame, single story, brick exterior on a concrete slab with an architectural shingled roof. The office will employ 12 — 15 employees. The southern office building will be a one-story wood framed building on a concrete slab with an 80% brick exterior 20% stucco, and an architectural shingle roof. Gross square footage for the building is 6032. The users are expected to be quiet office uses with no construction yard or on-site equipment. The north lot has 24 parking spaces including one handicap parking space. The southern lot has 17 parking spaces including one handicap space. The site plan indicated a dumpster location for each of the proposed lots. The dumpster pad on the northern pad is actually cut into the hillside, making it virtually hidden from passing traffic. 2 August 26, 2004 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: --4029-B The site plan indicates two curb cuts for ingress and egress. One is a shared access from University Avenue that will be used by both the north and south lots. The second cut is to allow access to the north lot from Evergreen Street. This access will require a variance due to the proximity of the curb cut to the intersection. The drive has been designed as right -in and right -out only. The applicant has indicated the driveway location is desirable since most of the patients will be traveling south on University Avenue and being allow access from Evergreen Street will reduced the number of U-turn at University Avenue and H Street to access the site. The applicant has also indicated fire department access to the site would be greatly improved from the nearby fire station. The applicant also states all likely alternate routs to the building for clients traveling south on University Avenue either require circling the school, with increased traffic danger to school children or increasing traffic through residential streets like North Cleveland. The applicant has indicated a desire to have a well landscaped office site that will be visually pleasing to the community and increase the value of surrounding properties. Landscaping encompasses 25,274 square feet of the site or 43 percent. A landscape architect will be employed to create the final design. The dental office hours of operation will be between 7:00 am and 6:00 pm, Monday through Friday, with the possibility of expanding to Saturday hours in the future. The southern building will operate during similar hours. B. EXISTING CONDITIONS: The site is wooded with a slight elevation change sloping from east to west. The Forest Heights School is located to the east of the site and there are office uses located to the south. Across University Avenue are office uses and there are also office uses located to the north across Evergreen. The area contains a mix of residential uses including single-family homes, duplex housing, multi -family at a density of 12 units per acre and condo units. There is a traffic signal at University Avenue and Evergreen Street. University Avenue is a four lane roadway with turn lanes at major intersections. There is a sidewalk in place on the property to the south of this site. The road narrows in front of the site with a turn lane at Evergreen Street. Evergreen Street is a four - lane roadway adjacent to the site with sidewalks in place on the property adjacent to the site. 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 along with the Hillcrest 3 August 26, 2004 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -4029-B Residents Neighborhood Association, the Evergreen Neighborhood Association and the South Normandy Property Owners Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. University Avenue is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way 55 -feet from centerline is required. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalk with the planned development. 3. At other locations, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and Section 31-210. Specifically, the driveway on Evergreen Street is to close to the signalized intersection. Contact Bill Henry, Traffic Engineering, at 370-1816 for additional information. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 7. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of- way from Traffic Engineering at (501) 379-1818 (Derrick Bergfield). E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required with easements if service is required for the project. Sewer manhole shown on the plan is a private line and cannot be used for sewer service to this development. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based 4 August 26, 2004 SUBDIVISION ITEM NO.: 9 (Cont. F C on the size of 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. 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 existing water main is on the west side of South University Avenue. The raw water main appears to be south of the south curb of Evergreen. No reduction in grade will be allowed in the area of the raw water main. Extreme care must be taken in that area. The fire hydrant at the corner of Evergreen and University is a blow off hydrant on the raw water main and is not available for fire protection. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (August 5, 2004) The applicant was present representing the request. Staff presented an overview of the request indicating the site was currently zoned 0-2, Office and Institutional District which required a site plan review. Staff noted the applicant has also requesting to reinstate a previously approved preliminary plat for the site and revise the preliminary plat to allow the further subdivision of the lot. Staff requested the applicant provide a rear elevation of the site to indicate how the slope would be treated. Staff also noted the applicant should provide on the site plan a note concerning the proposed screening of the dumpster. Staff requested the applicant provide all building setback dimensions and to indicate a cross access drive on the proposed site plan. Public Works comments were addressed. Staff stated dedication of right-of-way for both streets would be required. Staff also noted street improvements would be required along University Avenue. Staff stated the proposed drives did not 5 August 26, 2004 SUBDIVISION ITEM N4.: 9 (Cont.) FILE NO.; Z -4029-B meet the minimum spacing requirements of the ordinance. Staff suggested the applicant meet with Traffic Engineering to discuss alternatives. The applicant noted they would make this effort but in previous conversations Traffic Engineering was not in favor of the drive location on Evergreen Street. Staff also stated storm water detention would be required on the site. The applicant questioned what water they would be required to detain. Staff stated no net increase in run off would be allowed. Landscaping comments were addressed. Staff stated a minimum of six feet nine inches of landscaping would be required along the perimeters. Staff noted the site plan appeared to meet the minimum ordinance requirements. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. There was no further discussion of the item. There was a general discussion concerning the location of the sanitary sewer line. Staff suggested the applicant contact Little Rock Wastewater Utility for additional information. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan to staff addressing most of the issues raised at the August 5, 2004 Subdivision Committee meeting. The applicant has provided copies of the proposed preliminary plat, a note concerning the proposed dumpster screening and the building setback dimensions for all property lines. The revised site plan also indicates a cross access easement for the proposed drives. The applicant has not revised the plan to eliminate the proposed driveway along Evergreen Street. The applicant has indicated the drive is necessary to allow south bound traffic on University Avenue more ease in accessing the site. Staff is not supportive of the driveway placement on Evergreen Street. Staff feels the proposed location is to close to the intersection and cases traffic safety concerns. Staff would recommend the applicant remove the driveway location on Evergreen Street and allow access to the site from a single drive on University Avenue. The applicant has indicated the eastern property line will be sloped at a 3:1 or less slope were this slope can not be maintained riprap or a retaining wall will be put in place. Staff is supportive of the proposed treatment of the slope area. The applicant has indicated a 21.39 foot building setback for the proposed dental office. The ordinance typically requires a 25 foot building setback from the rear property line. Staff is supportive of the applicant's request for a reduced building setback in the indicated area. The applicant has the required setbacks in all August 26, 2004 SUBDIVISION ITEM NO.: 9 (Cont.) _ FILE NO.: Z -4029-B other locations and staff does not feel the reduced setback in this area will have any adverse impact on adjoining properties. The applicant has indicated signage on each of the proposed lots. The applicant has indicated the signage will be consistent with signage allowed in office zoned or a maximum of six feet in height and sixty-four square feet in area. Staff is supportive of the proposed signage. The applicant has indicated proposed landscape areas on the proposed site plan. The areas set aside for landscaping appear to meet the minimum landscaping requirements for both the zoning and landscaping ordinance requirements. Staff is supportive of the applicant's proposed landscaping plan. The applicant is proposing a preliminary plat as a part of the proposed request. The lots are proposed as 0.72 and 0.62 acres. The proposed lots are not adequate to meet the minimum requirements of 0-2 zoned property but based on the proposed development plan staff does not feel the proposed lots will have any adverse impact on adjoining properties. Although staff is not supportive of the request because of the proposed driveway location staff is supportive of the proposed concept of the proposed development. Staff feels access to Evergreen Street should not be allowed as close to the intersection as proposed. Staff feels a single access point into the development would better facilitate traffic through the site and reduce possible conflicts at the intersection of University Avenue and Evergreen Street. STAFF RECOMMENDATION: Staff recommends denial of the request as filed. PLANNING COMMISSION ACTION: (AUGUST 26, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request. Staff stated they were supportive of the proposed preliminary plat and the proposed office uses on the site but were opposed to the proposed driveway location on Evergreen Street. Staff stated the driveway did not .meet minimum driveway spacing criteria and should not be allowed. Staff stated State Farm Insurance prepared a study of the ten worst intersections in the stated and several were located in the City. Staff stated State Farm gave the City $10,000 per, intersection and part of their recommendation was to close driveways at intersections. The applicant addressed the Commission concerning the proposed driveway on Evergreen Street. He stated the drive on Evergreen was much safer than his clients 7 August 26, 2004 SUBDIVISION ITEM NO.: 9 FILE NO.: Z -4029-B making u -turns on North University Avenue. He stated most of his clients were from Hillcrest and the Heights area and would be traveling south on University Avenue and if the drive was not allowed they would be forced to travel through the neighborhood or make a u -turn at H Street. He stated with the speed of traffic on University Avenue this was very dangerous. He provided four scenarios of proposed traffic into the site all indicating safe entrances into the driveway if allowed on Evergreen Street. There was a general discussion concerning the proposed driveway request and the potential for traffic conflicts. Staff stated the areas which had driveways closer to the intersection than currently allowed were installed prior to the existing ordinances. A motion was made to approve the variance to allow the driveway on Evergreen Street. The motion failed by a vote of 3 ayes, 6 noes and 2 absent. The applicant requested to amend his application to remove the request for a driveway along Evergreen Street. A motion was made to approve the request as amended to remove the proposed driveway on Evergreen Street. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 9 ITEM NO.: 9 FILE NO.: Z -4029-B) NAME: Mangan Dental Clinic Zoning Site Plan Review LOCATION: located on the Southeast corner of Evergreen Street and University Avenue 1=' 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. 2. Provide an elevation of the western side of the site indicating treatment of the slope area. 3. Provide a note concerning the proposed dumpster screening on the proposed site plan. 4. Provide the dimensions of all building setbacks from the property lines on the proposed site plan. 5. Indicate a cross access drive on the proposed site plan. 6. Provide three copies of the proposed preliminary plat for the site. 7. Provide details of any proposed ground signage including location, height and area. If any building signage is proposed provide the percentage of fagade area anticipated to be covered in signage. Variance/Waivers: ,, u Public Works: 1. University Avenue is classified on the Master Street Plan as a principal arterial. A minimum dedication of right-of-way 55 -feet from centerline is required. 2. Provide design of street conforming to the Master Street Plan. Construct one-half street improvement to the street including 5 -foot sidewalk with the planned development. 3. At other locations, repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and Section 31-210. Specifically, the driveway on Evergreen Street is to close to the signalized intersection. Contact Bill Henry, Traffic Engineering, at 370-1816 for additional information. 5. Storm water detention ordinance applies to this property. Show the proposed location for storm water detention facilities on the plan. 6. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approved prior to the start of construction. 7. Plans for all work in the right-of-way shall be submitted for approval prior to start of work. Obtain barricade permit prior to doing any work in the right-of-way from Traffic Engineering at (501) 379-1818 (Derrick Bergfield). Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required with easements if service is required for the project. Sewer manhole shown on the plan is a private line and cannot be used for sewer service to this development. Contact Little Rock Wastewater Utility at 688- 1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A Capital Investment Charge based on the size of 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. 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 existing water main is on the west side of South University Avenue. The raw water main appears to be south of the south curb of Evergreen. No reduction in grade will be allowed in the area of the raw water main. Extreme care must be taken in that area. The fire hydrant at the corner of Evergreen and University is a blow off hydrant on the raw water main and is not available for fire protection. 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. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. Planning Division: No comment. Landscape- Areas set-aside for buffers and landscaping meet with ordinance requirements. An irrigation system to water landscaped areas will be required. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, August 11, 2004.