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HomeMy WebLinkAboutZ-4850 Staff AnalysisNAME: Metrailer Medical Clinic "Short -form" PCD (Z-4850) LOCATION: 1200 & 1204 N. Harrison NW Corner of Harrison & Evergreen E E ER AR TE T: James A. Metrailer/Greg Peckham - Allison, Moses, Redden REQUEST: "R-2" Single Family to PRD PROPOSED E: Medical Clinic STAFF EC END Denial, due to possibility of adverse effects to the area and departure from the land use plan. j2LANNING COMMIFBION N: Approval, subject to: 1.) Access restricted to Harrison Street. 2.) A limit of 3 doctors with 50 patients total per day. 3.) Hours of operation to be from 8 a.m. to 5:30 p.m. 4.) Provision of 18 parking spaces, including two (2) employee spaces behind the building adjacent to the alley if necessary. 5.) A 6 -foot opaque wood fence along the alley property line to restrict access. 6.) No access to be taken from the alley. Reasons for Planning Commission Actio _;_ 1) With the conditions, the proposed use would not adversely affect the area. 2) Lower intensity ogfic-e use would be better than possible multi -family use of the property. 3) The lot has been vacant for about 30 years, and it is not reasonable to expect a single-family residence to be built there. 4) The portion of that block which faces the rear of commercial uses has been severely affected, and office uses might provide a good transition to single-family uses to the west. Staff maintained its position of opposition based on the potential harm to the neighborhood and the conflict with the Heights -Hillcrest Plan. VOTE: 8 ayes, 1 no, 1 absent and 1 open NAME: Metrailer Medical Clinic Short Form PCD - Z-4850 LOCATION: 1200 and 1204 N. Harrison (NW Corner of Harrison and Evergreen) DEVELOPER: James A. Metrailer #3 Biscayne Court Little Rock, AR 72207 Phone: 225-4195 664-1540 Greg Peckham Allison, Moses, Redden 225 East Markham - Suite 400 Heritage East Little Rock, AR 72201 Phone: 375-0378 AREA: .32 acres NO. OF LOTS: 2 ZONING: 11R-2" vunnngRr) USE: Medical Clinic FT. NEW STREET: 0 A. Developmental Concept (1) To provide easy access to medical care and benefit the neighborhood, since most of the applicant's patients are elderly and live in the area. (2) To provide design which will incorporate traditionally residential forms and scales in an effort to maintain compatibility with adjacent single family structures. B. Existing Conditions Single family to north and west, apartments across street to the east, and commercial to the northeast of this site abutting the apartments. C. Proposal (1) To construct a doctorl,p office of 3,200 square feet on a vacant parcel of .32 acres. Z-4850 - Continued (2 ) Provision of 18 parking spaces which amount to six per physician. (3 ) Use of the abutting alley on the west for secondary access. D. Issues/Legal/Technical/Design (1) Inappropriate land use. (2) Noncompliance with land use plan. E. Engineering Comments (1) Alley improved to property line. (2) Show handicapped parking. F. Staff Recommendation Denial. Staff fears that proposed use will have deleterious affect on single family area that may lead to destabilization in the area. The land use plan indicates single family for the site. G. Subdivision Committee Review The primary consideration was identified as the appropriateness of the proposed use on this site in what is generally a residential area. Staff stated a preference for orientation of the building to the east, if it is any use beside residentially approved. The applicant was informed that a 60 -foot right-of-way was needed on Evergreen, and this would interfere with spacing for parking. He was asked to visit with his neighbors regarding the plan. PLANNING COMMISSION ACTION: '(6-30-87) The applicant was not present. The staff reported that a letter requesting deferral until August 11 had been properly filed. The Commission placed this item on the consent agenda for deferral. The motion on the consent agenda passed by a vote of 10 ayes, 0 noes, and 1 absent. Z-4850 - Continued SUBDIVISION COMMITTEE ACTION: (7-23-87) There was no discussion of this matter inasmuch as no one was present to represent the proposal. Staff reported that there had been no contact with the applicant and no further changes recommended. PLANNING COMMISSION ACTION: (8-11-87) The Planning staff restated its recommendation of denial and added that the staff position was based upon the Heights/Hillcrest Plan that did not support nonresidential uses off Kavanaugh Boulevard. Plus, it was felt that this could be the forerunner of other business activity or intrusion along Harrison Street or Evergreen. The staff felt this was especially so inasmuch as some owners in the Harrison block have expressed an interest in commercial zoning. The applicant, Dr. Metrailer, was present and offered comments on his history in the area, plus his patients living nearby. He addressed the staff recommendation relative to redesign to front the building on Harrison Street. He offered that his current operation was a 10:30 a.m. to 4 or 5 p.m. activity with 10 to 15 patients per day. The staff then made record notice of some 11 cards in support of the Planned Unit Development and three cards and one letter opposed. A brief discussion followed wherein strip zoning was assessed as to potential follow-up on this action. The Commission position disagreed with staff on the possibility. Henk Koornstra then stated that additional right-of-way for Evergreen was a requirement of the Master Street Plan as a collector. The right-of-way needed approximately two and a half tc five feet with at least 30 feet as measured from the centerline of the existing right -:of -way. A discussion of the -office hours and the number -of doctors that would operate from this facility resulted in commitments by Dr-. Metrailer to three doctors with 50 patients. Z-4850 - Continued The staff maintained its position of opposition citing the potential deleterious impact on the neighborhood, the conflict with the Heights -Hillcrest Plan and potential for expansion of nonresidential use along both Evergreen and North Harrison Street. A lengthy discussion followed which resulted in a motion to approve the Planned Commercial District with the following conditions: 1. Access restricted to Harrison Street. 2. A limit of three doctors with 50 patients total per day. 3. Hours of operation to be from 8 a.m. to 5:30 p.m. 4. Provision of 18 parking spaces, including two employee spaces behind the building adjacent to the alley. 5. A six-foot opaque wood fence along the alley property line. 6. No access to be taken from the alley. The motion passed by a vote of 8 ayes, 1 no, 1 absent, 1 open position. 0 June 30, 1987 SUBDIVISIONS Item No. 10____________. NAME: Metrailer Medical Clinic Short Form PCD - Z-4850 LOCATION• 1200 and 1204 N. Harrison (NW Corner of Harrison and Evergreen) rWX7W.T.nPF.R . ARCHITECT: James A. Metrailer Greg Peckham #3 Biscayne Court Allison, Moses, Redden Little Rock, AR 72207 225 East Markham - Suite 400 Phone: 225-4195 Hertage East 664-1540 Little Rock, AR 72201 Phone: 375-0378 AREA: .32 acres NO. OF LOTS: 2 FT. NEW STREET: 0 ZONING: "R-2" PROPOSED USE: Medical Clinic A. Developmental Concept (1) To provide easy access to medical care and benefit the neighborhood, since most of the applicant's patients are elderly and live in the area. (2) To provide design which will incorporate traditionally residential forms and scales in an effort to maintain compatibility with adjacent single family structures. B. Existinq Conditions Single family to north and west, apartments across street to the east, and commercial to the northeast of this site abutting the apartments. C. Proposal (1) To construct a doctor's office of 3,200 square feet on a vacant parcel of .32 acres. June 30, 1987 SUBDIVISIONS Item No. 10- Continued-�___�___��_�Y (2) Provision of 18 parking spaces which amount to six per physician. (3) Use of the abutting alley on the west for secondary access. D. Issues/Legal/Technical/Design (1) Inappropriate land use. (2) Noncompliance with land use plan. E. Engineering Comments (1) Alley improved to property line. (2) Show handicapped parking. F. Staff Recommendation Denial. Staff fears that proposed use will have deleterious affect on single family area that may lead to destabilization in the area. The land use plan indicates single family for the site. G. Subdivision Committee Review The primary consideration was identified as the appropriateness of the proposed use on this site in what is generally a residential area. Staff stated a preference for orientation of the building to the east, if it is any use beside residentially approved. The applicant was informed that a 60 -foot right-of-way was needed on Evergreen, and this would interfere with spacing for parking. He was asked to visit with his neighbors regarding the plan. PLANNING COMMISSION ACTION: (6-30-87) The applicant was not present. The staff reported that a letter requesting deferral until August 11 had been properly filed. The Commission placed this item on the consent agenda for deferral. The motion on the consent agenda passed by a vote of 10 ayes, 0 noes, and 1 absent.