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HomeMy WebLinkAboutZ-7532 Staff AnalysisFILE NO.: Z-7532 SBC: Approved as submitted. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: 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 for a quiet office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (Item No. 24 — File No. LU03-09-04). Landscape: The proposed street buffer width along Van Buren Street is less than the minimum six (6) feet nine (9) inches required by both the zoning and landscaping ordinances. Additionally, the width of the proposed landscape perimeter strip south at the proposed on-site paved area is less than the six (6) foot nine (9) inch minimum allowed by the landscape ordinance. The width of the proposed land use buffer west of the proposed structure is less than the six (6) foot nine (9) inch minimum allowed by the zoning ordinance. These requirements take into account the reductions allowed within the designated mature area. 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 Housing objectives states to "Encourage more home ownership" and to "Enhance and maintain all housing stock". This action would remove housing stock. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development to the Committee members. Staff stated there were additional items needed to complete the review of the proposed development. Staff requested Mr. McGetrick provide the location of any proposed dumpster and details concerning any proposed signage. Staff also questioned if the facility would be used as a medical clinic. Public Works comments were addressed. Staff stated the storm water detention ordinance would not apply to the proposed development. Staff also requested 3 FILE NO.: Z-7532 (Dont.) SBC: Approved as submitted. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning.: No comment received. CATA: No comment received. F. ISSU ESfTECI-I N I CRUDES IGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Flan shows Siegle Family for this property. The applicant has applied for a Planned Development - Office for a quiet office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (Item No. 24 — File No. LU03-09-04). Landscap : The proposed street buffer width along Van Buren Street is less than the rninimum :pix (6) fleet nine (9) inches required by both the zoning and landscaping ordinances. Additionally, the width of the proposed landscape perimeter strip south at the proposed on-site paved area is less than the six (6) foot nine (9) inch minimum allowed by the landscape ordinance. The width of the proposed land use bu,fer west of the proposed structure is less than the six (6) foot nine (9) inch minimum allowed by the zoning ordinance. These requirements take into account the reductions allowed within the designated mature area. City ReCOWIiZE3u Nc-ighborhood 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". F:,,e Housing objectives states to "Encourage more home ownership" and to "Enhance and maintain all housing stock". This action would remove housing stock. G. SUBDIVISION COEv KII'TTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development to the Committee members. Staff stated there were additional items needed to complete the review of the proposed development. Staff= requested Mr. McGetrick provide the location of any proposed dumpster and details concerning any proposed signage. ;)taff also questioned if the fracifit)f would be used as a medical clinic. Public Works cornments were addrE;ssed. Staff stated the storm water detention ordinance woul(: riot apply to the proposed development. Staff also requested M FILE NO.: Z-7532 Cont. the applicant provide a 20 -foot radial dedication at the intersection of West 11th Street and Van Buren Street. Landscaping comments were addressed. Staff stated the proposed buffer width along Van Buren Street was less than the minimum six (6) feet nine (9) inch requirement. Staff also noted the landscape strip south of the proposed paved parking area fell below the minimum allowed; also six (6) feet nine (9) inches. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues identified at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated a seven foot landscape strip along the southern perimeter of the site. The applicant has also increased the street buffer along Van Buren Street to a minimum eight feet and two inches to satisfy both the zoning and landscape ordinance requirements. The applicant has indicated a front building setback sufficient to meet the typical minimum required front yard setback per the zoning ordinance for 0-1, Quiet Office District along Van Buren Street. The applicant has indicated a seven foot setback on the rear, which typically requires a twenty-five foot setback. The side yard setback (on the south) is seven feet, which is adequate to meet the typical minimum side yard setback required for a lot seventy feet in width. The setback along West 11th Street is inadequate to meet the typical minimum required setback. The applicant has indicated a fifteen foot setback along West 11th Street. Street side setbacks are typically required to be twenty-five feet. Staff is not supportive of the reduced setbacks for the site. The applicant has indicated five on-site parking spaces. The typical minimum required parking for a 1,920 square foot office building would be 4 parking spaces. The applicant has indicated the site will be developed for an office use that will have no customer traffic to the site. The site will be used for accounts receivable and accounts payable for an adjoining medical office. The proposed parking should be adequate to serve the site. The applicant is proposing the hours to be from 8:00 am to 5:00 pm Monday through Saturday. The proposed hours are consistent with office hours in the area. The applicant has indicated there will not be an on-site dumpster. Staff is not supportive of the proposed development. The site is located in an area shown as single-family on the Future Land Use Plan. In the past staff has drawn a hard line along West 12th Street, maintaining commercial uses in this area and preserving the residential character of the neighborhood. Allowing the site to develop as an office use would allow the area to be opened for additional non-residential uses along West 11th Street. Currently, the non-residential uses 4 FILE NO.: Z-7532 Cont. extending beyond West 12th Street stop at Van Buren Street and the predominate use along West 11th Street is single-family. 1. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request for an amendment to the Future Land Use Plan (Item #24) and the rezoning request (Item #24.1). See Item #24 for a complete discussion concerning the Future Land Use Plan. Mr. Pat McGetrick addressed the Commission on behalf of the applicant stating Staff had expanded the Land Use Plan application and that his client's property was located in the center of the plan amendment. Mr. McGetrick stated the building was oriented Van Buren Street and not West 11th Street to reduced the intrusion into the residential component of the neighborhood and to reduce non-residential traffic on West 11th Street. He stated the building would resemble a single-family house in architecture. He stated the business was a bookkeeping service and there would be no customer traffic to the site. Mr. McGetrick stated the hours of operation would be from 8 am until 5 pm. Mr. Jim Lawson, Director of Planning, stated staff was changing their recommendation based on the information Mr. McGetrick had provided. He stated the building orientation and the use would limit the negative impact on the adjoining properties. He stated staff would recommend the application be revised to a PD -O a single use development for the specified uses. Mr. Lawson stated Mr. McGetrick had not submitted a proposed building elevation and staff would work with him to determine if the structure was compatible to the neighborhood. Mr. Lawson stated if staff had concerns with the compatibility then they would return the item to the Commission. Commissioner Mizan questioned the difference in a theoretical application to the west. Staff stated the difference was orientation and traffic. Staff stated the proposed use would not generate traffic into the neighborhood since there would be little to no customer traffic. Jim Lawson, Planning Director, stated that Staff was not in support of changing the recommendation on the Land Use Plan Amendment but was recommending the proposed zoning be approved as a PD -O. A motion was made to approve the item as amended and recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. 5 December 4, 2003 ITEM NO.: 24.1 NAME: Faithland Properties Short -form POD LOCATION: 1100 South Van Buren Street DEVELOPER: Pam Courtney 5100 West 12th Street Little Rock, AR 72204 PAI(,1KMPP- McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: 0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: General and Professional Office VARIANCESMAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: FILE NO.: Z-7532 The applicant proposes to construct a 2,250 square foot office building on this single fifty by one hundred fifty foot lot. The applicant has indicated the user will December 4, 2003 SUBDIVISION ITEM NO.: 24.1 (Cont. FILE NO.: Z-7 be Quiet Office uses (general and professional office uses). The applicant has indicated five on-site parking spaces and the hours of operation to be from 8:00 am to 5:00 pm Monday through Saturday. The maximum building height proposed is 25 -feet. The applicant has indicated the structure will be constructed to emulate a single-family home in architectural design. The primary difference is the number of parking spaces in the front of the home. The site will be accessed by Van Buren Street. B. EXISTING CONDITIONS: The site is a vacant cleared lot currently zoned R-3. The area to the south of the site along West 12th Street is primarily non-residential uses; both office and commercial uses. There is an existing vacant single-family home located on the southeast corner of West 12th Street and Van Buren Street. There is a medical clinic located on Van Buren Street just southeast of the site. The medical clinic has an adjoining parking lot accessed by West 12th Street. A PD -O was recently reviewed and approved to allow a building to be constructed for a medical file storage area at the eastern perimeter of the parking lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The Forest Hills Neighborhood Association, the Hope Neighborhood Association, the Oak Forest Neighborhood Association, the War Memorial Neighborhood Associations, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of 11th and Van Buren Streets. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance will not apply to the proposed development. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. 2 December 4, 2003 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-7532 Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: Approved as submitted. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3752 for additional details. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: 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 for a quiet office. A land use plan amendment for a change to Suburban Office is a separate item on this agenda (Item No. 24 — File No. LU03-09-04). Landscape: The proposed street buffer width along Van Buren Street is less than the minimum six (6) feet nine (9) inches required by both the zoning and landscaping ordinances. Additionally, the width of the proposed landscape perimeter strip south at the proposed on-site paved area is less than the six (6) foot nine (9) inch minimum allowed by the landscape ordinance. The width of the proposed land use buffer west of the proposed structure is less than the six (6) foot nine (9) inch minimum allowed by the zoning ordinance. These requirements take into account the reductions allowed within the designated mature area. 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 Housing objectives states to "Encourage more home ownership" and to "Enhance and maintain all housing stock". This action would remove housing stock. G. SUBDIVISION COMMITTEE COMMENT: (November 6, 2003) Mr. Pat McGetrick was present representing the request. Staff presented an overview of the proposed development to the Committee members. Staff stated there were additional items needed to complete the review of the proposed K December 4, 2003 SUBDIVISION ITEM NO.: 24.1 Cont. FILE NO.: Z-7532 development. Staff requested Mr. McGetrick provide the location of any proposed dumpster and details concerning any proposed signage. Staff also questioned if the facility would be used as a medical clinic. Public Works comments were addressed. Staff stated the storm water detention ordinance would not apply to the proposed development. Staff also requested the applicant provide a 20 -foot radial dedication at the intersection of West 11th Street and Van Buren Street. Landscaping comments were addressed. Staff stated the proposed buffer width along Van Buren Street was less than the minimum six (6) feet nine (9) inch requirement. Staff also noted the landscape strip south of the proposed paved parking area fell below the minimum allowed; also six (6) feet nine (9) inches. There being no further items for discussion, the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues identified at the November 6, 2003 Subdivision Committee meeting. The applicant has indicated a seven foot landscape strip along the southern perimeter of the site. The applicant has also increased the street buffer along Van Buren Street to a minimum eight feet and two inches to satisfy both the zoning and landscape ordinance requirements. The applicant has indicated a front building setback sufficient to meet the typical minimum required front yard setback per the zoning ordinance for 0-1, Quiet Office District along Van Buren Street. The applicant has indicated a seven foot setback on the rear, which typically requires a twenty-five foot setback. The side yard setback (on the south) is seven feet, which is adequate to meet the typical minimum side yard setback required for a lot seventy feet in width. The setback along West 11th Street is inadequate to meet the typical minimum required setback. The applicant has indicated a fifteen foot setback along West 111h Street. Street side setbacks are typically required to be twenty-five feet. Staff is not supportive of the reduced setbacks for the site. The applicant has indicated five on-site parking spaces. The typical minimum required parking for a 1,920 square foot office building would be 4 parking spaces. The applicant has indicated the site will be developed for an office use that will have no customer traffic to the site. The site will be used for accounts receivable and accounts payable for an adjoining medical office. The proposed parking should be adequate to serve the site. 4 December 4, 2003 SUBDIVISION ITEM NO.: 24.1 (Cont. FILE NO.: Z-7532 The applicant is proposing the hours to be from 8:00 am to 5:00 pm Monday through Saturday. The proposed hours are consistent with office hours in the area. The applicant has indicated there will not be an on-site dumpster. Staff is not supportive of the proposed development. The site is located in an area shown as single-family on the Future Land Use Plan. In the past staff has drawn a hard line along West 12th Street, maintaining commercial uses in this area and preserving the residential character of the neighborhood. Allowing the site to develop as an office use would allow the area to be opened for additional non-residential uses along West 11th Street. Currently, the non-residential uses extending beyond West 12th Street stop at Van Buren Street and the predominate use along West 11th Street is single-family. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (DECEMBER 4, 2003) Mr. Pat McGetrick was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial of the request for an amendment to the Future Land Use Plan (Item #24) and the rezoning request (Item #24.1). See Item #24 for a complete discussion concerning the Future Land Use Plan. Mr. Pat McGetrick addressed the Commission on behalf of the applicant stating Staff had expanded the Land Use Plan application and that his client's property was located in the center of the plan amendment. Mr. McGetrick stated the building was oriented Van Buren Street and not West 11th Street to reduced the intrusion into the residential component of the neighborhood and to reduce non-residential traffic on West 11th Street. He stated the building would resemble a single-family house in architecture. He stated the business was a bookkeeping service and there would be no customer traffic to the site. Mr. McGetrick stated the hours of operation would be from 8 am until 5 pm. Mr. Jim Lawson, Director of Planning, stated staff was changing their recommendation based on the information Mr. McGetrick had provided. He stated the building orientation and the use would limit the negative impact on the adjoining properties. He stated staff would recommend the application be revised to a PD -O a single use development for the specified uses. Mr. Lawson stated Mr. McGetrick had not submitted a proposed building elevation and staff would work with him to determine if 5 December 4, 2003 SUBDIVISION ITEM NO.: 24.1 (Cont.) FILE NO.: Z-7532 the structure was compatible to the neighborhood. Mr. Lawson stated if staff had concerns with the compatibility then they would return the item to the Commission. Commissioner Mizan questioned the difference in a theoretical application to the west. Staff stated the difference was orientation and traffic. Staff stated the proposed use would not generate traffic into the neighborhood since there would be little to no customer traffic. Jim Lawson, Planning Director, stated that Staff was not in support of changing the recommendation on the Land Use Plan Amendment but was recommending the proposed zoning be approved as a PD -O. A motion was made to approve the item as amended and recommended by staff. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. D ITEM NO.: 24.1 NAME: Faithland Properties Short -form POD LOCATION: 1100 South Van Buren Street FILE NO.: Z-7532 Planning Staff Comments: 1. Provide notification of property owners sated within 200 -feet of the site, complete with the certified abstract list, notice affidavit executed and proof of mailing. 2. Will the site be used by O Quite O ice District uses or by general and professional office users? Will the site be used dical clinic? 3. Provide details of proposed signage (height/area/location). 4. Provide the estimated number of employees. 5. The applicant has indicated the days and hours of operation to be from 8 am to 5 pm Monday through Saturday. 6. The applicant has indicated 6 on-site parking spaces. The typical minimum parking demand for the 2250 square foot building would be 5 spaces. If the site is to be used as a medical clinic six spaces per doctor would typically be required. 7. Will there be a dumpster located on the site? If so indicate the location on the proposed site plan along with the required screening. 8. Any additional site lighting must be low level and directional, directed inward away from residentially zoned property. Variance/Waivers: 1. None requested.,,{''" �v Public Works: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of 11th and Van Buren Streets. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance will not apply to the proposed development. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: No objection. FILE NO__ Z-7532 NAME: Faithland Properties Short -form POD LOCATION: 1100 South Van Buren Street DEVELOPER: Pam Courtney 5100 West 12th Street Little Rock, AR 72204 FNr�INFFR- McGetrick and McGetrick Engineers 319 President Clinton Avenue, Suite 202 Little Rock, AR 72201 AREA: -0.16 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: R-3, Single-family District ALLOWED USES: Single-family residential PROPOSED ZONING: POD PROPOSED USE: General and Professional Office VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to construct a 2,250 square foot office building on this single fifty by one hundred fifty foot lot. The applicant has indicated the user will be Quiet Office uses (general and professional office uses). The applicant has FILE NO.: Z-7532 Cont. indicated five on-site parking spaces and the hours of operation to be from 8:00 am to 5:00 pm Monday through Saturday. The maximum building height proposed is 25 -feet. The applicant has indicated the structure will be constructed to emulate a single-family home in architectural design. The primary difference is the number of parking spaces in the front of the home. The site will be accessed by Van Buren Street. B. EXISTING CONDITIONS: The site is a vacant cleared lot currently zoned R-3. The area to the south of the site along West 12th Street is primarily non-residential uses; both office and commercial uses. There is an existing vacant single-family home located on the southeast corner of West 12th Street and Van Buren Street. There is a medical clinic located on Van Buren Street just southeast of the site. The medical clinic has an adjoining parking lot accessed by West 12th Street. A PD -0 was recently reviewed and approved to allow a building to be constructed for a medical file storage area at the eastern perimeter of the parking lot. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed development. The Forest Hills Neighborhood Association, the Hope Neighborhood Association, the Oak Forest Neighborhood Association, the War Memorial Neighborhood Associations, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. A 20 -foot radial dedication of right-of-way is required at the intersection of 11th and Van Buren Streets. 2. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 3. Storm water detention ordinance will not apply to the proposed development. 4. Obtain permits prior to doing any street cuts or curb cuts. Obtain barricade permit prior to doing any work in the right-of-way. Contact Traffic Engineering at (501) 379-1817 (Derrick Bergfield) for more information. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. 2