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HomeMy WebLinkAboutZ-7921 Staff AnalysisFILE NO.: Z-7921 NAME: Kumpuris Short -form PD -O LOCATION: 5921 Lee Avenue DEVELOPER: Dr. Dean Kumpuris, MD 417 North University Avenue Little Rock, AR 72205 ENGINEER: Allison Architects, Inc. 200 W. Capitol Avenue, Suite 1400 Little Rock, AR 72201 AREA: 0.25 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING PROPOSED USE: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential FT. NEW STREET: 0 LF Parking lot to serve an existing office building located to the west. VARIANCESNVAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning of the site located at 5921 Lee Avenue from R-3, Single-family to PD -O to allow the development of an employee parking lot to serve an existing office building located to the west. The applicant has indicated the existing single-family dwelling will be removed from the site in order to construct the future parking lot for the staff of the medical offices located at 415 and 417 North University Avenue. The site plan includes the placement of 22 parking spaces with designated landscaped areas. The applicant is requesting a variance from the Zoning Ordinance to allow a reduced land use buffer along the eastern perimeter of the site. The Zoning FILE NO.: Z-7921 Cont. Ordinance typically requires the placement of a land use buffer when abutting residentially zoned or used property. The site located to the east is zoned and used as a residential unit, which would typically require a land use buffer with a minimum width of six feet nine inches. The applicant's site plan includes the placement of a two -foot land use buffer along the eastern perimeter. The site plan includes the placement of a six-foot wood fence in this area to screen the adjoining property owner. The applicant is requesting two variances from the Landscape Ordinance requirements, which were approved by the City Beautiful Commission at their September 8, 2005, Public Hearing. The City Beautiful Commission approved the applicants requested variances to allow a reduced perimeter landscape strip along the eastern and western perimeters of the site and the variance request to allow a reduced number of trees or vines required in the perimeter -planting strip. B. EXISTING CONDITIONS: The site contains an existing vacant single-family home. To the west of the site is an office development accessed from North University Avenue. To the north and east of the site are single-family homes fronting Lee Avenue. To the south of the site is the approved PCD for the Mid -Town Mall. In this area the homes have been removed. Across University Avenue there are a number of residential and non-residential uses including assisted living, residential, a school, a shopping mall and high-rise office buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Hillcrest Residents Neighborhood Association, all property owners 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. Lee Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to this street. This project would qualify for an in -lieu contribution. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. All driveways shall be concrete aprons per City Ordinance. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2 FILE NO.: Z-7921 (Cont.) 6. Storm water detention will not apply to the proposed development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Entergy will not be responsible for relocation of any of its facilities and associated cost. Contact Entergy at 954-5158 for additional information. Center -Point Enemy: 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located adjacent to a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multifamily for this property. Immediately west of the application is shown as Office on the Land Use Plan. The applicant has applied for a rezoning from R-3 to POD to allow for a parking lot to serve an adjacent office building. Since this parking lot will serve existing medical uses in the office area next door, and the plan is general in nature, an amendment is not necessary. Master Street Plan: Lee Avenue is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Since the proposed parking lot will serve the adjacent office use, access could be from the existing development and not require access from Lee Avenue. Lee Avenue may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown on Lee Avenue. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. Ci Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to 3 FILE NO.: Z-7921 (Cont. preserve the net number of residential units by not demolishing them or converting them to other uses. This application will result in the removal of a single-family home to add parking for an adjacent office use. Landscape: The Zoning Ordinance requires a minimum 6-9'wide land use buffer along the eastern perimeter of the site which abuts residential property. The applicant is proposing to provide a two (2) foot wide land use buffer along the sites eastern perimeter and provide the required landscaping along the northern and southern perimeters and within the interior of the parking lot. Also, the applicant proposes to fully screen the parking lot from the neighbor to the east with a 6 high opaque good neighbor wooden fence and provide the required number of trees. Additionally, the Landscape Ordinance requires a 6-9' wide perimeter -planting strip along any side of a vehicular use area that abuts adjoining property. The City Beautiful Commission approved the applicants variance request at its September 8, 2005 hearing. These requirements take into account the reduction allowed within the designated mature area. G. - SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Dr. Dean Kumpuris was present representing the request. Staff presented an overview of the proposed application indicating there were few outstanding issues associated with the proposed request. Dr. Kumpuris stated the development was to allow additional parking for his staff. He stated the site plan included the placement of 22 parking spaces and the parking lot would be gated to only allow access during business hours. He stated lighting was not anticipated and screening would be provided to the property located to the east. Public Works comments were addressed. Staff stated an additional five feet of right-of-way would be required along Lee Avenue. Staff reviewed the provided landscape strip along Lee Avenue and determined the additional dedication would not reduce the perimeter strip below the minimum landscape strip required by the Landscape Ordinance. Landscaping comments were addressed. Staff stated the City Beautiful Commission had approved a variance request to allow a reduced perimeter strip around the vehicular use area. Staff noted the applicant was providing a two -foot landscape strip along the eastern property line and a zero landscape strip along the western property line. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further 4 FILE NO.: Z-7921 Cont. clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: No additional plans were required from the September 8, 2005, Subdivision Committee meeting. The applicant has addressed staffs concerns with regard to lighting, dedication of right of way and indicated landscaping. The applicant is proposing a rezoning of this site from R-3, Single-family to PD -O to allow the construction of a new parking lot to serve medical offices located to the west. The applicant has indicated the new parking lot will not be lighted and will contain 25 parking spaces. The applicant has also indicated a gate will be placed at the street to eliminate persons from entering after hours and loitering. The site plan includes a zero perimeter landscape strip along the western property line and a 2 -foot perimeter landscape strip along the eastern property line. The applicant has indicated screening will be placed along the eastern perimeter of the site and is requesting a reduced land use buffer along the eastern perimeter. Both the Landscape and Zoning Ordinance require a minimum 6 -foot 9 -inch wide landscape buffer along the site's eastern perimeter. The City Beautiful Commission approved the Landscape Ordinance variance at their September 8, 2005, Public Hearing. Staff is supportive of the applicant's request. The applicant is proposing to develop the site as a parking lot to serve an existing office building located to the west. The applicant is proposing to provide a 2 -foot wide landscape strip along the site's eastern perimeter (a 6 -foot 9 -inch landscape strip would typically be required) and providing the required landscaping along the site's northern and southern perimeters but within the interior of the proposed parking lot. The applicant has not indicated a landscaping strip along the western perimeter of the site, which would not typically be required a land use buffer since the property to the west is zoned for office uses. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral to the October 13, 2005, public hearing. 5 FILE NO.: Z-7921 (Cont. Staff stated the deferral would require a waiver of the By-laws with regard to the later deferral request. A motion was made to approve the By-law waiver with regard to the later deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report and subject to the conditions outlined in a letter from the applicant dated October 13, 2005. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. L October 13, 2005 ITEM NO.: J FILE NO.: Z-7921 NAME: Kumpuris Short -form PD -0 LOCATION: 5921 Lee Avenue DEVELOPER: Dr. Dean Kumpuris, MD 417 North University Avenue Little Rock, AR 72205 ENGINEER: Allison Architects, Inc. 200 W. Capitol Avenue, Suite 1400 Little Rock, AR 72201 AREA: 0.25 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential -m FT. NEW STREET: 0 LF PROPOSED USE: Parking lot to serve an existing office building located to the west. VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is proposing a rezoning of the site located at 5921 Lee Avenue from R-3, Single-family to PD -0 to allow the development of an employee parking lot to serve an existing office building located to the west. The applicant has indicated the existing single-family dwelling will be removed from the site in order to construct the future parking lot for the staff of the medical offices located at 415 and 417 North University Avenue. The site plan includes the placement of 22 parking spaces with designated landscaped areas. The applicant is requesting a variance from the Zoning Ordinance to allow a reduced land use buffer along the eastern perimeter of the site. The Zoning October 13, 2005 ITEM NO.: J (Cont.) FILE NO.: Z-7921 Ordinance typically requires the placement of a land use buffer when abutting residentially zoned or used property. The site located to the east is zoned and used as a residential unit, which would typically require a land use buffer with a minimum width of six feet nine inches. The applicant's site plan includes the placement of a two -foot land use buffer along the eastern perimeter. The site plan includes the placement of a six-foot wood fence in this area to screen the adjoining property owner. The applicant is requesting two variances from the Landscape Ordinance requirements, which were approved by the City Beautiful Commission at their September 8, 2005, Public Hearing. The City Beautiful Commission approved the applicant's requested variances to allow a reduced perimeter landscape strip along the eastern and western perimeters of the site and the variance request to allow a reduced number of trees or vines required in the perimeter -planting strip. B. EXISTING CONDITIONS: The site contains an existing vacant single-family home. To the west of the site is an office development accessed from North University Avenue. To the north and east of the site are single-family homes fronting Lee Avenue. To the south of the site is the approved PCD for the Mid -Town Mall. In this area the homes have been removed. Across University Avenue there are a number of residential and non-residential uses including assisted living, residential, a school, a shopping mall and high-rise office buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Hillcrest Residents Neighborhood Association, all property owners 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. Lee Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to this street. This project would qualify for an in -lieu contribution. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. All driveways shall be concrete aprons per City Ordinance. 061 October 13, 2005 ITEM NO.: J (Cont. FILE NO.: Z-7921 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Storm water detention will not apply to the proposed development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Entergy will not be responsible for relocation of any of its facilities and associated cost. Contact Entergy at 954-5158 for additional information. 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located adjacent to a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planninq Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multifamily for this property. Immediately west of the application is shown as Office on the Land Use Plan. The applicant has applied for a rezoning from R-3 to POD to allow for a parking lot to serve an adjacent office building. Since this parking lot will serve existing medical uses in the office area next door, and the plan is general in nature, an amendment is not necessary. Master Street Plan: Lee Avenue is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Since the proposed parking lot will serve the adjacent office use, access could be from the existing development and not require access from Lee Avenue. Lee Avenue may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown on Lee Avenue. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. 3 October 13, 2005 ITEM NO.: J Cont. FILE NO.: Z-7921 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will result in the removal of a single-family home to add parking for an adjacent office use. Landscape: The Zoning Ordinance requires a minimum 6'-9" wide land use buffer along the eastern perimeter of the site which abuts residential property. The applicant is proposing to provide a two (2) foot wide land use buffer along the sites eastern perimeter and provide the required landscaping along the northern and southern perimeters and within the interior of the parking lot. Also, the applicant proposes to fully screen the parking lot from the neighbor to the east with a 6' high opaque good neighbor wooden fence and provide the required number of trees. Additionally, the Landscape Ordinance requires a 6'-9" wide perimeter -planting strip along any side of a vehicular use area that abuts adjoining property. The City Beautiful Commission approved the applicant's variance request at its September 8, 2005 hearing. These requirements take into account the reduction allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Dr. Dean Kumpuris was present representing the request. Staff presented an overview of the proposed application indicating there were few outstanding issues associated with the proposed request. Dr. Kumpuris stated the development was to allow additional parking for his staff. He stated the site plan included the placement of 22 parking spaces and the parking lot would be gated to only allow access during business hours. He stated lighting was not anticipated and screening would be provided to the property located to the east. Public Works comments were addressed. Staff stated an additional five feet of right-of-way would be required along Lee Avenue. Staff reviewed the provided landscape strip along Lee Avenue and determined the additional dedication would not reduce the perimeter strip below the minimum landscape strip required by the Landscape Ordinance. Landscaping comments were addressed. Staff stated the City Beautiful Commission had approved a variance request to allow a reduced perimeter strip around the vehicular use area. Staff noted the applicant was providing a two - 0 October 13, 2005 tv:I kyilii<rf�xfweMe FILE NO.- Z-7921 foot landscape strip along the eastern property line and a zero landscape strip along the western property line. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: No additional plans were required from the September 8, 2005, Subdivision Committee meeting. The applicant has addressed staffs concerns with regard to lighting, dedication of right of way and indicated landscaping. The applicant is proposing a rezoning of this site from R-3, Single-family to PD -O to allow the construction of a new parking lot to serve medical offices located to the west. The applicant has indicated the new parking lot will not be lighted and will contain 25 parking spaces. The applicant has also indicated a gate will be placed at the street to eliminate persons from entering after hours and loitering. The site plan includes a zero perimeter landscape strip along the western property line and a 2 -foot perimeter landscape strip along the eastern property line. The applicant has indicated screening will be placed along the eastern perimeter of the site and is requesting a reduced land use buffer along the eastern perimeter. Both the Landscape and Zoning Ordinance require a minimum 6 -foot 9 -inch wide landscape buffer along the site's eastern perimeter. The City Beautiful Commission approved the Landscape Ordinance variance at their September 8, 2005, Public Hearing. Staff is supportive of the applicant's request. The applicant is proposing to develop the site as a parking lot to serve an existing office building located to the west. The applicant is proposing to provide a 2 -foot wide landscape strip along the site's eastern perimeter (a 6 -foot 9 -inch landscape strip would typically be required) and providing the required landscaping along the site's northern and southern perimeters but within the interior of the proposed parking lot. The applicant has not indicated a landscaping strip along the western perimeter of the site, which would not typically be required a land use buffer since the property to the west is zoned for office uses. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. 5 October 13, 2005 ITEM NO.: J (Cont.) FILE NO.: Z-7921 PLANNING COMMISSION ACTION: (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral to the October 13, 2005, public hearing. Staff stated the deferral would require a waiver of the By-laws with regard to the later deferral request. A motion was made to approve the By-law waiver with regard to the later deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (OCTOBER 13, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the agenda staff report and subject to the conditions outlined in a letter from the applicant dated October 13, 2005. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for approval. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. L September 29, 2005 ITEM NO.: 15 FILE NO.: Z-7921 NAME: Kumpuris Short -form PD -O LOCATION: 5921 Lee Avenue DEVELOPER: Dr. Dean Kumpuris, MD 417 North University Avenue Little Rock, AR 72205 ENGINEER: Allison Architects, Inc. 200 W. Capitol Avenue, Suite 1400 Little Rock, AR 72201 AREA: 0.25 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-3, Single-family Single-family residential -M FT. NEW STREET: 0 LF Parking lot to serve an existing office building located to the west. VARIANCESANAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The applicant is proposing a rezoning of the site located at 5921 Lee Avenue from R-3, Single-family to PD -O to allow the development of an employee parking lot to serve an existing office building located to the west. The applicant has indicated the existing single-family dwelling will be removed from the site in order to construct the future parking lot for the staff of the medical offices located at 415 and 417 North University Avenue. The site plan includes the placement of 22 parking spaces with designated landscaped areas. The applicant is requesting a variance from the Zoning Ordinance to allow a reduced land use buffer along the eastern perimeter of the site. The Zoning September 29, 2005 SUBDIVISION ITEM NO.: 15 (Cont. LE NO.: Z-7921 Ordinance typically requires the placement of a land use buffer when abutting residentially zoned or used property. The site located to the east is zoned and used as a residential unit, which would typically require a land use buffer with a minimum width of six feet nine inches. The applicant's site plan includes the placement of a two -foot land use buffer along the eastern perimeter. The site plan includes the placement of a six-foot wood fence in this area to screen the adjoining property owner. The applicant is requesting two variances from the Landscape Ordinance requirements, which were approved by the City Beautiful Commission at their September 8, 2005, Public Hearing. The City Beautiful Commission approved the applicant's requested variances to allow a reduced perimeter landscape strip along the eastern and western perimeters of the site and the variance request to allow a reduced number of trees or vines required in the perimeter -planting strip. B. EXISTING CONDITIONS: The site contains an existing vacant single-family home. To the west of the site is an office development accessed from North University Avenue. To the north and east of the site are single-family homes fronting Lee Avenue. To the south of the site is the approved PCD for the Mid -Town Mall. In this area the homes have been removed. Across University Avenue there are a number of residential and non-residential uses including assisted living, residential, a school, a shopping mall and high-rise office buildings. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Hillcrest Residents Neighborhood Association, all property owners 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. Lee Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to this street. This project would qualify for an in -lieu contribution. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. All driveways shall be concrete aprons per City Ordinance. 2 September 29, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7921 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Storm water detention will not apply to the proposed development. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: Entergy will not be responsible for relocation of any of its facilities and associated cost. Contact Entergy at 954-5158 for additional information. 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. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located adjacent to a dedicated CATA Bus Route. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multifamily for this property. Immediately west of the application is shown as Office on the Land Use Plan. The applicant has applied for a rezoning from R-3 to POD to allow for a parking lot to serve an adjacent office building. Since this parking lot will serve existing medical uses in the office area next door, and the plan is general in nature, an amendment is not necessary. Master Street Plan: Lee Avenue is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Since the proposed parking lot will serve the adjacent office use, access could be from the existing development and not require access from Lee Avenue. Lee Avenue may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown on Lee Avenue. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. September 29, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7921 City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will result in the removal of a single-family home to add parking for an adjacent office use. Landscape: The Zoning Ordinance requires a minimum 6'-9" wide land use buffer along the eastern perimeter- of the site which abuts residential property. The applicant is proposing to provide a two (2) foot wide land use buffer along the sites eastern perimeter and provide the required landscaping along the northern and southern perimeters and within the interior of the parking lot. Also, the applicant proposes to fully screen the parking lot from the neighbor to the east with a 6' high opaque good neighbor wooden fence and provide the required number of trees. Additionally, the Landscape Ordinance requires a 6'-9" wide perimeter -'planting strip along any side of a vehicular use area that abuts adjoining property. The City Beautiful Commission approved the applicant's variance request at its September 8, 2005 hearing. These requirements take into account the reduction allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (September 8, 2005) Dr. Dean Kumpuris was present representing the request. Staff presented an overview of the proposed application indicating there were few outstanding issues associated with the proposed request. Dr. Kumpuris stated the development was to allow additional parking for his staff. He stated the site plan included the placement of 22 parking spaces and the parking lot would be gated to only allow access during business hours. He stated lighting was not anticipated and screening would be provided to the property located to the east. Public Works comments were addressed. Staff stated an additional five feet of right-of-way would be required along Lee Avenue. Staff reviewed the provided landscape strip along Lee Avenue and determined the additional dedication would not reduce the perimeter strip below the minimum landscape strip required by the Landscape Ordinance. Landscaping comments were addressed. Staff stated the City Beautiful Commission had approved a variance request to allow a reduced perimeter strip around the vehicular use area. Staff noted the applicant was providing a two -foot !11 September 29, 2005 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7921 landscape strip along the eastern property line and a zero landscape strip along the western property line. Staff noted comments from the various other reporting departments and agencies; suggesting the applicant contact them individually for further clarification. There was no further discussion of the item and the Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: No additional plans were required from the September 8, 2005, Subdivision Committee meeting. The applicant has addressed staff's concerns with regard to lighting, dedication of right of way and indicated landscaping. The applicant is proposing a rezoning of this site from R-3, Single-family to PD -0 to allow the construction of a new parking lot to serve medical offices located to the west. The applicant has indicated the new parking lot will not be lighted and will contain 25 parking spaces. The applicant has also indicated a gate will be placed at the street to eliminate persons from entering after hours and loitering. The site plan includes a zero perimeter landscape strip along the western property line and a 2 -foot perimeter landscape strip along the eastern property line. The applicant has indicated screening will be placed along the eastern perimeter of the site and is requesting a reduced land use buffer along the eastern perimeter. Both the Landscape and Zoning Ordinance require a minimum 6 -foot 9 -inch wide landscape buffer along the site's eastern perimeter. The City Beautiful Commission approved the Landscape Ordinance variance at their September 8, 2005, Public Hearing. Staff is supportive of the applicant's request. The applicant is proposing .to develop the site as a parking lot to serve an existing office building located to the west. The applicant is proposing to provide a 2 -foot wide landscape strip along the site's eastern perimeter (a 6 -foot 9 -inch landscape strip would typically be required) and providing the required landscaping along the site's northern and southern perimeters but within the interior of the proposed parking lot. The applicant has not indicated a landscaping strip along the western perimeter of the site, which would not typically be required a land use buffer since the property to the west is zoned for office uses. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E, F and H of the above agenda staff report. rR September 29, 2005 SUBDIVISION ITEM NO.: 15 {Cont.) FILE NO.: Z-7921 PLANNING COMMISSION ACTION - (SEPTEMBER 29, 2005) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating the applicant had requested a deferral to the October 13, 2005, public hearing. Staff stated the deferral would require a waiver of the By-laws with regard to the later deferral request. A motion was made to approve the By-law waiver with regard to the later deferral request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. C. Post -W Fax Note 7671 1Date From Co./Dept. ' Co. September 8, 2005 Fax # ITEM NO.1-C.B.C. 590 -NEW MATTERS Applicant: Kumpuris Medical Center Mrs. Frank Kumpuris, Owner Andrew Kumpuris, M.D., Agent Address: Description: ORDINANCE REQUIREMENTS: 5921 Lee Street Immediately south of Lee Street and About 150 feet east of University Avenue 1. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property. This strip shall be at least nine (9) feet wide. 2. Three (3) shrubs or vines for every thirty (30) linear feet shall be planted in the perimeter planting strip. 3. The city official may grant not more than a twenty-five (25) percent reduction of these provisions for developments within mature areas. VARIANCE REQUESTED: A reduction in the width of the eastern perimeter planting strip and deletion of the western perimeter planting strip and associated shrubs or vines for sixty-five (65) linear feet. FINDINGS: The applicant is proposing to remove an existing house and construct a paved parking lot for twenty-two (22) vehicles on a small residential zoned lot. the applicant is also applying to the Planning Commission requesting rezoning of this property to PD -O and also requesting a reduction in the width of the eastern land use buffer. This is to be heard before the Planning Commission at its September 29, 2005 public hearing. Dr. Dean Kumpuris is seeking additional parking for his medical practice at 417 North University Avenue. He proposes to construct a six (6) foot high opaque wooden privacy fence along the eastern perimeter and the northern sixty-five (65) feet of the western perimeter and to place vines on the fence along the eastern perimeter. The property to the east is zoned for residential use and the properties to the south and west are zoned for office use. The Kumpuris Medical Center j oins this property along the southern sixty-eight (68) feet of the site's western perimeter. The western perimeter is used for parking. Both landscaping and zoning ordinances require a minimum six (6) foot nine (9) inch wide perimeter landscape buffer along the site's eastern perimeter. The landscape ordinance also requires a minimum six (6) foot nine (9) inch wide perimeter planting strip along the northern sixty-five (65) feet of the western perimeter. All of these requirements take into account the reductions allowed within the designated mature area. The applicant is proposing to provide a two (2) foot wide landscape strip along the site's eastern perimeter and provide the required landscaping along the site's northern and southern perimeters and within the interior of the proposed parking lot. No landscaping strip is being proposed along the site's western perimeter. The property owner to the east, Stacy Pectol, called to say she did not have a problem with this variance request. STAFF RECOMMENDATION: Since the proposed small parking lot will be fully screened from the neighbor to the east and since the number of trees provided along with the extra landscape areas to the north and south, staff recommends approval of this request subject to the property being rezoned to PD -O. ITEM NO.: 15. NAME: Kumpuris Short -form PD -0 LOCATION: located at 5921 Lee Avenue FILE NO.: Z-7921 4) J Planning Staff Comments: V 1. Provide notification of pr perty 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 a Bill of Assurance for Subdivision from the County Clerks Office, Real Estate Records. This Bill of Assurance may be obtained at the Pulaski County Circuit Clerk's office located at 401 West Markham Street. 3. Will there be lighting located on the site? If so please provide details of the lighting including pole height, location of poles and wattages. Variance/Waivers: ,4 'ublic Works Conditions: lz Lee Avenue is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30 feet from centerline will be required. 2. With site development, provide design of street conforming to the Master Street Plan. Construct one-half street improvement to this street. This project would qualify for an in -lieu contribution. 3. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 4. All driveways shall be concrete aprons per City Ordinance. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 6. Storm water detention will not apply to the proposed development. Utilities and Fire Department/County Planning: Wastewater: Sewer available, not adversely affected. Entergy: Entergy will not be responsible for relocation of any of its facilities and associated cost. Contact Entergy at 954-5158 for additional information. Center -Point Energy: Approved as submitted. \v� SBC: No comment received. -`41 Z. �`c7l�k Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Fire Department: Approved as submitted. County Planning: No comment. CATA: No comment received. Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Multifamily for this property. Immediately west of the application is shown as Office on the Land Use Plan. The applicant has applied for a rezoning from R-3 to POD to allow for a parking lot to serve an adjacent office building. Since this parking lot will serve existing medical uses in the office area next door, and the plan is general in nature, an amendment is not necessary. Master Street Plan: Lee Avenue is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Since the proposed parking lot will serve the adjacent office use, access could be from the existing development and not require access from Lee Avenue. Lee Avenue may require dedication of right-of-way and may require street improvements. Bicycle Plan: A Class II bikeway is shown on Lee Avenue. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right -of -wadi is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use goal lists one objective related to this application. The objective is to recreate a neighborhood that is a pleasant place to work and live, and to preserve the net number of residential units by not demolishing them or converting them to other uses. This application will result in the removal of a single-family home to add parking for an adjacent office use. Landscape: The Zoning Ordinance requires a minimum 6'-9" wide land use buffer along the eastern perimeter of the site which abuts residential property. The applicant is proposing to provide a two (2) foot wide land use buffer along the sites eastern perimeter and provide the required landscaping along the northern and southern perimeters and within the interior of the parking lot. Also, the applicant proposes to fully screen the parking lot from the neighbor to the east with a 6' high opaque good neighbor wooden fence and provide the required number of trees. Additionally, the Landscape Ordinance requires a 6'9" wide perimeter -planting strip along any side of a vehicular use area that abuts adjoining property. The applicant is seeking a variance of this requirement from the City Beautiful Commission at its September 8, 2005 hearing. These requirements take into account the reduction allowed within the designated mature area. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 14, 2005.