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HomeMy WebLinkAboutZ-7479 Staff AnalysisFILE NO.: Z-7469 NAME: Dodson Short -form PD -O LOCATION: 1119 South Van Buren Street DEVELOPER: A. H. Raynor P.O. Box 166047 Little Rock, AR 72206 rwIr%Ieircn. Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 R-3, Single-family Single-family residential -M • Medical office storage building VARIAN CESMIAIVERS REQUESTED: None requested. A. PROPOSALIREQUEST: FT. NEVA STREET: 0 The applicant, Doctor Jon Dodson, proposes the construction of a storage building on this vacant lot to store his office's overflow patient files. The applicant has indicated the storage building has become necessary to relieve the congestion in his existing building to free up space for additional examining FILE NO.: Z-7469 Cont. offices and administrative space. The applicant proposes to construct a 30 foot by 80 foot storage building on this single lot. The lot adjoins the doctor's office to the south and a parking lot located to the west of the site. The applicant proposes the building to be constructed of split face block and have a shingled roof. The applicant has also indicated the building will be constructed to give the appearance of a residential storage building. B. EXISTING CONDITIONS: The site is a vacant lot adjoining a parking lot to the west and open space further west along Jonesboro Drive. There is a single-family home located on the corner of Van Buren Street and West 11th Street, which appears to be vacant. There are non-residential uses located along West 12th Street; three separate medical offices, a day care center and several commercial uses. The uses north of the site are primarily single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls requesting additional information. There has not been any negative response from the neighbors concerning the placement of the storage building. The Oak Forest Neighborhood Association along with all owners of property located within 200 feet of the site and all residents who could be identified located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify 11th Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline across the storage building and property frontage. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalks with the planned development. 3. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. 2 FILE NO.: Z-7469 Cont. Center -Point Energ No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on 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 received. CATA: No comment received. F. IS S U ES/TEC H N I CAUDES I G N: Planning Division: This request is located in the 4-630 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development -Office to build a records storage building for a medical office. Since the PD -0 application is attached to an existing Office use, a Land Use Plan Amendment is not necessary. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Area Neighborhood Action Plan "A Guide to Achieve Our Vision". The plan lists an action statement of promoting the construction of single-family homes on vacant lots. Landscape: The proposed structure extends one (1) foot and nine (9) inches over into the minimum six (6) foot nine (9) inch wide land use buffer area required along the western perimeter. This width requirement takes into account the reduction allowed within the designated mature area. Evergreen shrubs should be used to screen this site from the residential properties to the east and west. G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. A. H. Raynor was present representing the request. Staff introduced the item indicating the request was to allow the placement of a storage building on a vacant lot to the west. Staff stated the building would abut an existing parking lot owned by the applicant. 3 FILE NO.: Z-7469 (Cont. Staff indicated there were additional items necessary to complete the review. Staff requested the applicant provide an elevation of the proposed building. Staff stated they would recommend the building be constructed of split face block and give the appearance of a residential storage building. Mr. Raynor stated he would contact the applicant and pass along staffs suggestions for construction materials. Public Works comments were addressed. Staff stated an in -lieu contribution would more than likely be acceptable for West 11th Street. Staff stated with the construction of a storage building should not trigger the construction of West 11th Street to Master Street Plan standard. Landscaping comments were addressed. Staff noted the proposed plan did not allow for the required landscaping on the western perimeter. Staff stated the minimum width allowed would be six feet nine inches. Staff requested the applicant screen the building from the residentially zoned properties to the east and west with evergreen shrubs. Mr. Raynor noted the area to the west was a parking lot used by the applicant. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Raynor submitted a revised plan to staff addressing most of the issues raised by staff at the August 14, 2003 Subdivision Committee meeting. The plan indicates the structure will be constructed to blend with the single-family homes in the neighborhood and will have a shingled roof. The applicant indicated the building will be painted to coordinate with the doctor's office to the south. The applicant has also indicated there will be shutters installed on the building to give the appearance of windows. Staff is supportive of the proposed building construction materials and the design the applicant has indicated. The applicant is requesting an in -lieu contribution for the construction of West 11th Street. Staff is supportive of the request. The applicant has indicated landscaping will be installed per the ordinance requirements. There are several mature trees located on the site and the applicant has indicated all efforts will be made to preserve these trees. The applicant has indicated a minimum of six foot nine inch wide land use buffer area along the eastern perimeter. The applicant has also indicated the placement of evergreen shrubs along the eastern perimeter of the site to screen the adjoining residentially zoned properties. Staff is supportive of the proposed landscape plan. The area to the west of the proposed storage building is a commercial parking lot, still zoned R-2, Single-family. Staff feels screening in this area is not necessary. 4 FILE NO.: Z-7469 (Cont. The applicant has submitted a Bill of Assurance for the Cunningham Addition to Little Rock which is very old. Staff is not able to read the Bill of Assurance but it appears the Bill of Assurance deals primarily with the subdivision of the land into blocks and lots with the dedication of streets and alleyways. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site to PID -0 to allow the construction of a storage building. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. A. H. Raynor was present representing the request. There were no objectors present. Staff stated their original comments had included the applicant should construct the building from split face block. Staff stated they were no longer requesting the split face block for construction. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 September 4, 2003 ITEM NO.: 3 FILE NO.: Z-7469 NAME: Dodson Short -form PD -0 LOCATION: 1119 South Van Buren Street DEVELOPER: A. H. Raynor P.O. Box 166047 Little Rock, AR 72206 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family ALLOWED USES: Single-family residential PROPOSED ZONING: PD -0 PROPOSED USE: Medical office storage building VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant, Doctor Jon Dodson, proposes the construction of a storage building on this vacant lot to store his office's overflow patient files. The applicant has indicated the storage building has become necessary to relieve the congestion in his existing building to free up space for additional examining offices and administrative space. The applicant proposes to construct a 30 foot September 4, 2003 SUBDIVISION ITEM NO.: 3 Cont.) FILE NO.: Z-7469 by 80 foot storage building on this single lot. The lot adjoins the doctor's office to the south and a parking lot located to the west of the site. The applicant proposes the building to be constructed of split face block and have a shingled roof. The applicant has also indicated the building will be constructed to give the appearance of a residential storage building. B. EXISTING CONDITIONS: The site is a vacant lot adjoining a parking lot to the west and open space further west along Jonesboro Drive. There is a single-family home located on the corner of Van Buren Street and West 11th Street, which appears to be vacant. There are non-residential uses located along West 12th Street; three separate medical offices, a day care center and several commercial uses. The uses north of the site are primarily single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several phone calls requesting additional information. There has not been any negative response from the neighbors concerning the placement of the storage building. The Oak Forest Neighborhood Association along with all owners of property located within 200 feet of the site and all residents who could be identified located within 300 feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The proposed land use would classify 11th Street on the Master Street Plan as a commercial street. Dedicate right -of --way to 30 feet from centerline across the storage building and property frontage. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalks with the planned development. 3. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. September 4, 2003 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z-7469 Center -Point Enera : No comment received. SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital lnvestment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on 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 received. CATA: No comment received. F. ISSUESTTECHNICAUDES1GN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development -Office to build a records storage building for a medical office. Since the PD -0 application is attached to an existing Office use, a Land Use Plan Amendment is not necessary. City Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the Oak Forest Area Neighborhood Action Plan "A Guide to Achieve Our Vision'. The plan lists an action statement of promoting the construction of single-family homes on vacant lots. Landscape: The proposed structure extends one (1) foot and nine (9) inches over into the minimum six (6) foot nine (9) inch wide land use buffer area required along the western perimeter. This width requirement takes into account the reduction allowed within the designated mature area. Evergreen shrubs should be used to screen this site from the residential properties to the east and west. K, September 4, 2003 SUBDIVISION ITEM NO.: 3(Cont.)FILE NO.: Z-7409 G. SUBDIVISION COMMITTEE COMMENT: (August 14, 2003) Mr. A. H. Raynor was present representing the request. Staff introduced the item indicating the request was to allow the placement of a storage building on a vacant lot to the west. Staff stated the building would abut an existing parking lot owned by the applicant. Staff indicated there were additional items necessary to complete the review. Staff requested the applicant provide an elevation of the proposed building. Staff stated they would recommend the building be constructed of split face block and give the appearance of a residential storage building. Mr. Raynor stated he would contact the applicant and pass along staffs suggestions for construction materials. Public Works comments were addressed. Staff stated an in -lieu contribution would more than likely be acceptable for West 11th Street. Staff stated with the construction of a storage building should not trigger the construction of West 11th Street to Master Street Plan standard. Landscaping comments were addressed. Staff noted the proposed plan did not allow for the required landscaping on the western perimeter. Staff stated the minimum width allowed would be six feet nine inches. Staff requested the applicant screen the building from the residentially zoned properties to the east and west with evergreen shrubs. Mr. Raynor noted the area to the west was a parking lot used by the applicant. There were no additional items for discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Raynor submitted a revised plan to staff addressing most of the issues raised by staff at the August 14, 2003 Subdivision Committee meeting. The plan indicates the structure will be constructed to blend with the single-family homes in the neighborhood and will have a shingled roof. The applicant indicated the building will be painted to coordinate with the doctor's office to the south. The applicant has also indicated there will be shutters installed on the building to give the appearance of windows. Staff is supportive of the proposed building construction materials and the design the applicant has indicated. The applicant is requesting an in -lieu contribution for the construction of West 11th Street. Staff is supportive of the request. 4 September 4, 2003 SUBDIVISION ITEM NO.: 3 Cont. FILE NO.: Z-7469 The applicant has indicated landscaping will be installed per the ordinance requirements. There are several mature trees located on the site and the applicant has indicated all efforts will be made to preserve these trees. The applicant has indicated a minimum of six foot nine inch wide land use buffer area along the eastern perimeter. The applicant has also indicated the placement of evergreen shrubs along the eastern perimeter of the site to screen the adjoining residentially zoned properties. Staff is supportive of the proposed landscape plan. The area to the west of the proposed storage building is a commercial parking lot, still zoned R-2, Single-family. Staff feels screening in this area is not necessary. The applicant has submitted a Bill of Assurance for the Cunningham Addition to Little Rock which is very old. Staff is not able to read the Bill of Assurance but it appears the Bill of Assurance deals primarily with the subdivision of the land into blocks and lots with the dedication of streets and alleyways. To Staffs knowledge there are no outstanding issues associated with the proposed request. Staff is supportive of the request to rezone the site to PD -O to allow the construction of a storage building. I. STAFF RECOMMENDATION: Staff recommends approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (SEPTEMBER 4, 2003) Mr. A. H. Raynor was present representing the request. There were no objectors present. Staff stated their original comments had included the applicant should construct the building from split face block. Staff stated they were no longer requesting the split face block for construction. Staff presented a recommendation of approval of the request as filed subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval. A motion was made to approve the item as presented. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 Subdivision Committee Comments August 14, 2003 ITEM NO.: 3 FILE NO.: Z-7469 NAME: Dodson Short -form PD -0 LOCATION: 1119 South Van Buren Street Plannina Staff Comments: Provide an elevation of the structure. Staff would recommend the structure be constructed with residential characteristics. Staff recommends the roof be a pitched roof with shingles. Staff would also suggest split face block for the construction material. Staff would further suggest the applicant install shutters on the building to give the appearance of windows. Variance/Waivers: 1. None requested. Public Works:^ 1. The proposed land use would classify 11th Street on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline across the storage building and property frontage. 2. Provide design of street conforming to the Master Street Plan. Construct one- half street improvement to the street including 5 -foot sidewalks with the planned development. 3. Storm water detention ordinance applies to this property. The project would qualify for a contribution in -lieu of construction at the time of the building permit. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Center -Point Energy: SBC: Approved as submitted. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide service to this property. A Capital Investment Charge based on the size of connection(s) will apply to this project in addition to normal charges. This development will have minor impact on 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 received. CATA: No comment received. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a Planned Development -Office to build a records storage building for a medical office. Since the PD -O application is attached to an existing Office use, a Land Use Plan Amendment is not necessary. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forest Area Neighborhood Action Plan "A Guide to Achieve Our Vision". The plan lists an action statement of promoting the construction of single-family homes on vacant lots. Landscape: The proposed structure extends one (1) foot and nine (9) inches over into the minimum six (6) foot nine (9) inch wide land use buffer area required along the western perimeter. This width requirement takes into account the reduction allowed within the designated mature area. Evergreen shrubs should be used to screen this site from the residential properties to the east and west. 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 20, 2003.