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HomeMy WebLinkAboutZ-6627 Staff AnalysisMarch 4, 1999 ITEM NO.: 8 NAME: Mangan -- Short -Form PCD LOCATION: 2011 N. Van Buren Street DEVELOPER: ENGINEER: H FILE NO.: Z-6627 Dr. Steve Mangan, D.D.S. McClelland -Consulting Engineers 2011 N. Van Buren Street 900 W. Markham Street Little Rock, AR 72207 Little Rock, AR 72201 AREA: 0.321 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: General Commercial PROPOSED USE: 0-3 permitted uses for the proposed Lot A and C-3 permitted uses for the proposed Lot B. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the property at the northeast corner of N. Van Buren Street and Club Road from C-3 to PCD. The property contains a 4,000 square foot commercial building at the southwest corner of the property and a 1,400 square foot dentist office at the northwest corner of the site. The existing hours of operation for the dentist office are 7:00 a.m. to 3:30 p.m., Monday through Friday and the hours for the commercial building are from 10:00 a.m. to 5:30 p.m., Monday through Saturday. The applicant is proposing to replat the property creating a separate lot for each building (Lots A and B) as shown on the attached site plan. The replat is being proposed in order to allow Dr. Mangan to purchase the small office building (Lot A). The applicant is proposing 0-3 permitted uses for the smaller Lot A and to maintain permitted C-3 uses for Lot B. 4, 1999 StTBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-6627 The applicant is also proposing to construct a 22 foot by 37 foot addition to the dentist office building. The addition will be to the east side of the building and maintain the same side yard setbacks as the existing building. The proposed addition would eliminate two parking spaces on the east side of the building. There is a parking lot and access drive on the east side of the property which will be shared by both buildings. There is existing head -in parking within the right-of-way on both the Van Buren Street and Club Road frontages. The applicant is proposing to rezone the property to PCD due to the fact that the proposed Lots A and B do not conform to the minimum lot size for C-3 zoned property. Lots A and B would contain approximately 5,300 square feet and 8,600 square feet respectively, with the ordinance minimum requirement for C-3 zoning being 14,000 square feet. Another reason for filing the PCD request is due to the fact that the existing buildings as well as the proposed addition do not conform to the ordinance required setbacks for C-3 zoning. B. EXISTING CONDITIONS: The site contains two existing buildings, a commercial building at the southwest corner of the property and a small office building at the northwest corner of the property. There is an office/commercial building located immediately east of this site with single-family residences further east. There are also single-family residences immediately to the north. There are existing commercial uses to the west across Van Buren Street and to the south across Club Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls requesting information on this application. The Heights Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Eliminate parking within 25 feet of intersecting street, to comply with ordinance. 2 March 4, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F. G. Wastewater: Sewer available on site, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: No objection. Fire Department: No Comment. County Planning: No Comment received. CATA: Approved as submitted, near Routes #1 and #21. ISSUES/TECHNICAL/DESIGN: Planning Division: Z-6627 This property is currently shown as commercial on the Land Use Plan and is in the Heights Hillcrest Planning District. Splitting the existing C-3 zoned property into separate ownership will not effect the Land Use Plan. Concerns from a design standpoint include parking and internal vehicular circulation. Landscape Issues: An upgrade in landscaping will be required equal to the building expansion proposed. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. ANALYSIS• The applicant submitted a revised site plan to staff on February 17, 1999. The revised plan addresses the concerns as raised by the Subdivision Committee. The revised plan eliminates two parking spaces at the northeast corner of Van Buren Street and Club Road (one per frontage) in order to comply with the Public Works requirement. The minimum number of parking spaces as typically required by ordinance would be 25 spaces (12 spaces for the dentist 3 H/ t N ah 4, 1999 gDIVISION I�Fi+I FILE NO.: Z-6627 office and 13 spaces for the retail building). Including the head -in parking along Van Buren Street and Club Road, there are 37 existing parking spaces (15 spaces on the site and 22 spaces in the right-of-way). The proposed addition to the dentist office would require no additional parking. Given the fact that the applicant is proposing 0-3 permitted uses for the smaller Lot A (as requested by staff) and the fact that the proposed addition to the dentist office will be no closer to the north property line than the existing building, staff feels that the proposed PCD will continue to be compatible with the neighborhood. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the conditions as noted in paragraphs D and F of this report. 2. The proposed replat must be completed (staff level) prior to the sale of Lot A. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Dr. Steve Mangan and Doug Shambarger were present, representing the application. Staff gave a brief description of the PCD. The proposed building addition to the dentist office as well as the uses in the general area were discussed. The Public Works requirements were briefly discussed, specifically the need to eliminate parking within 25 feet of the intersection of Van Buren Street and Club Road. Bob Turner, of Public Works, indicated that two spaces would probably be lost on Van Buren Street and one space would be lost on Club Road. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 4 March 4, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: 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 FILE NO.: Z-6627 NAME: Mangan -- Short -Form PCD LOCATION: 2011 N. Van Buren Street DEVELOPER: ENGINEER: Dr. Steve Mangan, D.D.S. McClelland Consulting Engineers 2011 N. Van Buren Street 900 W. Markham Street Little Rock, AR 72207 Little Rock, AR 72201 AREA: 0.321 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: General Commercial PROPOSED USE: 0-3 permitted uses for the proposed Lot A and C-3 permitted uses for the proposed Lot B. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing to rezone the property at the northeast corner of N. Van Buren Street and Club Road from C-3 to PCD. The property contains a 4,000 square foot commercial building at the southwest corner of the property and a 1,400 square foot dentist office at the northwest corner of the site. The existing hours of operation for the dentist office are 7:00 a.m. to 3:30 p.m., Monday through Friday and the hours for the commercial building are from 10:00 a.m. to 5:30 p.m., Monday through Saturday. The applicant is proposing to replat the property creating a separate lot for each building (Lots A and B) as shown on the attached site plan. The replat is being proposed in order to allow Dr. Mangan to purchase the small office building (Lot A). The applicant is proposing 0-3 permitted uses for the smaller Lot A and to maintain permitted C-3 uses for Lot B. FILE NO.: Z-6627 (Cont. The applicant is also proposing to construct a 22 foot by 37 foot addition to the dentist office building. The addition will be to the east side of the building and maintain the same side yard setbacks as the existing building. The proposed addition would eliminate two parking spaces on the east side of the building. There is a parking lot and access drive on the east side of the property which will be shared by both buildings. There is existing head -in parking within the right-of-way on both the Van Buren Street and Club Road frontages. The applicant is proposing to rezone the property to PCD due to the fact that the proposed Lots A and B do not conform to the minimum lot size for C-3 zoned property. Lots A and B would contain approximately 5,300 square feet and 8,600 square feet respectively, with the ordinance minimum requirement for C-3 zoning being 14,000 square feet. Another reason for filing the PCD request is due to the fact that the existing buildings as well as the proposed addition do not conform to the ordinance required setbacks for C-3 zoning. B. EXISTING CONDITIONS: The site contains two existing buildings, a commercial building at the southwest corner of the property and a small office building at the northwest corner of the property. There is an office/commercial building located immediately east of this site with single-family residences further east. There are also single-family residences immediately to the north. There are existing commercial uses to the west across Van Buren Street and to the south across Club Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls requesting information on this application. The Heights Neighborhood Association was -notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Eliminate parking within 25 feet of intersecting street, to comply with ordinance. 2 FILE NO.: Z-6627 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on site, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: No objection. Fire Department: No Comment. County Plannin : No Comment received. CATA: Approved as submitted, near Routes #1 and #21. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This property is currently shown as commercial on the Land Use Plan and is in the Heights Hillcrest Planning District. Splitting the existing C-3 zoned property into separate ownership will not effect the Land Use Plan. Concerns from a design standpoint include parking and internal vehicular circulation. Landscape Issues: An upgrade in landscaping will be required equal to the building expansion proposed. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 17, 1999. The revised plan addresses the concerns as raised by the Subdivision Committee. The revised plan eliminates two parking spaces at the northeast corner of Van Buren Street and Club Road (one per frontage) in order to comply with the Public Works requirement. The minimum number of parking spaces as typically required by ordinance would be 25 spaces (12 spaces for the dentist office and 13 spaces for the retail building). Including the head -in parking along Van Buren Street and Club Road, 3 FILE NO.: Z-6627 (Cont.) there are 37 existing parking spaces (15 spaces on the site and 22 spaces in the right-of-way). The proposed addition to the dentist office would require no additional parking. Given the fact that the applicant is proposing 0-3 permitted uses for the smaller Lot A (as requested by staff) and the fact that the proposed addition to the dentist office will be no closer to the north property line than the existing building, staff feels that the proposed PCD will continue to be compatible with the neighborhood. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the conditions as noted in paragraphs D and F of this report. 2. The proposed replat must be completed (staff level) prior to the sale of Lot A. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Dr. Steve Mangan and Doug Shambarger were present, representing the application. Staff gave a brief description of the PCD. The proposed building addition to the dentist office as well as the uses in the general area were discussed. The Public Works requirements were briefly discussed, specifically the need to eliminate parking within 25 feet of the intersection of Van Buren Street and Club Road. Bob Turner, of Public Works, indicated that two spaces would probably be lost on Van Buren Street and one space would be lost on Club Road. There being no further issues for'discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) 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. 4 March 4, 1999 ITEM NO.: 8 NAME: Mangan -- Short -Form PCD LOCATION: 2011 N. Van Buren Street DEVELOPER: ENGINEER: FILE NO.: Z-6627 Dr. Steve Mangan, D.D.S. McClelland Consulting Engineers 2011 N. Van Buren Street 900 W. Markham Street Little Rock, AR 72207 Little Rock, AR 72201 AREA: 0.321 acre NUMBER OF LOTS: 2 FT. NEW STREET: 0 ZONING: C-3 ALLOWED USES: General Commercial PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: 0-3 permitted uses for the proposed Lot A and C-3 permitted uses for the proposed Lot B. None requested. The applicant is proposing to rezone the property at the northeast corner of N. Van Buren Street and Club Road from C-3 to PCD. The property contains a 4,000 square foot commercial building at the southwest corner of the property and a 1,400 square foot dentist office at the northwest corner of the site. The existing hours of operation for the dentist office are 7:00 a.m. to 3:30 p.m., Monday through Friday and the hours for the commercial building are from 10:00 a.m. to 5:30 p.m., Monday through Saturday. The applicant is proposing to replat the property creating a separate lot for each building (Lots A and B) as shown on the attached site plan. The replat is being proposed in order to allow Dr. Mangan to purchase the small office building (Lot A). The applicant is proposing 0-3 permitted uses for the smaller Lot A and to maintain permitted C-3 uses for Lot B. March 4, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6627 The applicant is also proposing to construct a 22 foot by 37 foot addition to the dentist office building. The addition will be to the east side of the building and maintain the same side yard setbacks as the existing building. The proposed addition would eliminate two parking spaces on the east side of the building. There is a parking lot and access drive on the east side of the property which will be shared by both buildings. There is existing head -in parking within the right-of-way on both the Van Buren Street and Club Road frontages. The applicant is proposing to rezone the property to PCD due to the fact that the proposed Lots A and B do not conform to the minimum lot size for C-3 zoned property. Lots A and B would contain approximately 5,300 square feet and 8,600 square feet respectively, with the ordinance minimum requirement for C-3 zoning being 14,000 square feet. Another reason for filing the PCD request is due to the fact that the existing buildings as well as the proposed addition do not conform to the ordinance required setbacks for C-3 zoning. B. EXISTING CONDITIONS: The site contains two existing buildings, a commercial building at the southwest corner of the property and a small office building at the northwest corner of the property. There is an office/commercial building located immediately east of this site with single-family residences further east. There are also single-family residences immediately to the north. There are existing commercial uses to the west across Van Buren Street and to the south across Club Road. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received two (2) phone calls requesting information on this application. The Heights Neighborhood Association was notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Eliminate parking within 25 feet of intersecting street, to comply with ordinance. 2 March 4, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6627 E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available on site, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. Water: No objection. Fire Department: No Comment. County Plannin : No Comment received. CATA: Approved as submitted, near Routes #1 and #21. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This property is currently shown as commercial on the Land Use Plan and is in the Heights Hillcrest Planning District. Splitting the existing C-3 zoned property into separate ownership will not effect the Land Use Plan. Concerns from a design standpoint include parking and internal vehicular circulation. Landscape Issues: An upgrade in landscaping will be required equal to the building expansion proposed. Prior to a building permit being issued, a detailed landscape plan must be approved by the Plans Review Specialist. G. ANALYSIS: The applicant submitted a revised site plan to staff on February 17, 1999. The revised plan addresses the concerns as raised by the Subdivision Committee. The revised plan eliminates two parking spaces at the northeast corner of Van Buren Street and Club Road (one per frontage) in order to comply with the Public Works requirement. The minimum number of parking spaces as typically required by ordinance would be 25 spaces (12 spaces for the dentist 3 March 4, 1999 SUBDIVISION ITEM NO.: 8 (Cont. FILE NO.: Z-6627 office and 13 spaces for the retail building). Including the head -in parking along Van Buren Street and Club Road, there are 37 existing parking spaces (15 spaces on the site and 22 spaces in the right-of-way). The proposed addition to the dentist office would require no additional parking. Given the fact that the applicant is proposing 0-3 permitted uses for the smaller Lot A (as requested by staff) and the fact that the proposed addition to the dentist office will be no closer to the north property line than the existing building, staff feels that the proposed PCD will continue to be compatible with the neighborhood. H. STAFF RECOMMENDATIONS: Staff recommends approval of -the PCD zoning subject to the following conditions: 1. Compliance with the conditions as noted in paragraphs D and F of this report. 2. The proposed replat must be completed (staff level) prior to the sale of Lot A. SUBDIVISION COMMITTEE COMMENT: (FEBRUARY 11, 1999) Dr. Steve Mangan and Doug Shambarger were present, representing the application. Staff gave a brief description of the PCD. The proposed building addition to the dentist office as well as the uses in the general area were discussed. The Public Works requirements were briefly discussed, specifically the need to eliminate parking within 25 feet of the intersection of Van Buren Street and Club Road. Bob Turner, of Public Works, indicated that two spaces would probably be lost on Van Buren Street and one space would be lost on Club Road. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (MARCH 4, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 4 March 4, 1999 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z-6627 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