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HomeMy WebLinkAboutS-0318-A Staff AnalysisNovember 13, 1984 SUBDIVISIONS Item No. 7 NAME: LOCATION: DEVELOPER/AGENT: Olan Asbury 221 Pyramid Place Bldg. Little Rock, AR 72201 374-8841 ARCHITECT: Gerald Rogers 372-3849 AREA: ZONING: "B" Street Short Form PRD (Z-3213-B) SW Corner of North Van Buren and "B" ENGINEER/SURVEYOR: 011en D. Wilson 212 South Victory Little Rock, AR 72201 375-7222 .27 acres NO. OF LOTS: 2 "R-2" (Existing) PCD (Proposed) PROPOSED USES: Commercial FT. NEW STREET: 0 VARIANCES REQUESTED: None A. Site History This site has been the object of one application for rezoning to office that was denied by the Commission. B. Proposal (1) The construction of a 3,000 square foot one-story brick office building on 11,758 square feet of land. (2) Use of the building will be by no more than two office space uses. (3) Ten parking spaces are provided. (4) Building coverage consists of approximately 25 percent of the lot and approximately 55 percent is reserved for landscaping. November 13, 1984 SUBDIVISIONS Item No. 7 - Continued (5) Primary access is limited to "B" Street with secondary acccess on the existing alley on the site. (6) Retaining the nine existing mature trees and a 4' rock wall on the western boundary is planned. (7) The estimated time frame for development indicates that construction will occur for 120 days after a building permit is received (to be adjusted according to winter weather). C. Engineering Comments None. D. Analysis This application requests "PCD" review on a site that has been the object of several rezoning requests in the past. Staff is opposed to the approval of this project. We feel that nonresidential uses should be restricted to south of the alley. If this project is approved, the parking should be removed from the front yard and placed in the back. E. Staff Recommendation Denial. Subdivision Committee Review The applicant was present. Staff reported that the Fire Department requested at least 20' of right-of-way on all entrances, exits and streets. This plan shows rear access provided by a 15' alley. Staff identified the main issue as the proposed use of the property. Sewer Comments - Sewer is available approximately 50 - 601 west of the property lines of Lot 7 and "B" Street. A main extension east in "B" Street will likely be necessary. Sewering from the alley between "A" and "B" Streets appears impractical. November 13, 1984 SUBDIVISIONS 'Xtem No. 7 - Continued PLANNING COMMISSION ACTION: (11-13-84) The Planning Commission directed the staff to make a presentation on the report attached to this agenda as Item 7-A, inasmuch as that material provides background for discussion of the rezoning matter. Richard Wood of the staff offered a brief overview of the report graphics and findings. The area along Van Buren Street was described as a neighborhood being reclaimed from a deteriorating state. The history of the street was described as having several instances of denial of office and apartment zoning. These actions were in conformance with prior zoning line commitments. The lot relationships to Van Buren reflect a difficult sale and development potential, that is, generally facing side streets. The history of the land use commitment line was described as having been moved from the Markham alley to "A" Street in the 1960's and from "A" Street to the alley between "A" and "B" Streets in. the mid-70's. The staff recommended, as'a result of the study, that the land use control line at the alley south of the subject site be retained. The Chairman then directed the applicant to offer his proposal. The applicant, Olan Asbury, made a lengthy presentation of his case. He offered a revised plan and a model which he stated had been reviewed by the neighbors and had been accepted. He offered a letter with 19 signatures from the neighborhood supporting office usage of this site as he proposed. There were no objectors present. A general discussion was held concerning the basic issues of the request, which were: 1. Orientation of the building. 2. The land use demarkation line for office. 3. The strip zoning of Van Buren. 4. The physical appearance of the building. November 13, 1984 SUBDIVISIONS Item No. 7 - Continued 5. Response to future applications as to the appearance of loosening land use commitment along Van Buren Street. As a result of the discussion, several attempts at a motion were made. A final motion was offered that recommended approval of the revised plan, plus the line on the plan being moved to encompass this site if the motion passed. The vote on the motion was: 9 ayes, 0 noes and 2 absent. The motion passed. November 13, 1984 Item No. 7A A STAFF REPORT ON THE LAND USE ISSUE ON NORTH VAN BUREN STREET Purpose: 60 This plan review and report was produced at the direction of the Planning Commission in order that background information and existing commitments are known. This plan request is associated with the requested rezoning of two lots at the southwest corner of "Bo Street and Van Buren Street. History of Site and Street: The "B" Street corner at issue has little documented history. The only previous request for rezoning was filed for a Planning Commission hearing on June 27, 1978, at, which time the owner withdrew the -request. The withdrawal occurred prior to any action by the Commission. The staff recommendation on that occasion was denial based on a plan line established by the Planning Commission in February 1968. The plan line established at that time was the centerline of "A" Street. That plan also incorporated the mixing of duplexes along Van Buren running north to Kavanaugh Boulevard. Earlier office zoning actions along Van Buren Street include: a. 810 North Van Buren Street at the southwest corner of Kavanaugh Boulevard. A request from "R-2" Single Family to "0-3" General Office on June 6, 1966. This request was approved by the Planning Commission, approved by the City Board. The staff recommendation was denial. This site later developed to medium density apartments. b. 317 and 321 North Van Buren Street at the southeast corner of "C" Street. A request from "R-3" Single Family to "0-3" General Office. On December 5, 1968, the Planning Commission denied the request for office and recommended duplex zoning to the City Board. The Board of Directors accepted the duplex recommendation. The staff recommendation was denial of office and approval of duplex. C. 317 and 321 North Van Buren Street, the southeast corner at "C" Street. A request from "R-4" Duplex to "0-1" Quiet Office. On October 25, 1983, the Planning Commission denied the request. There was no action by the Board of Directors. The staff recommendation was for denial of office use and retention of the duplex use. November 13, 1984 Item No. 7A - Continued d. 400 North Van Buren Street at the northwest corner of "C" Street from "R-3" Single Family to "0-3" General Office filed on February 3, 1966. The Planning Commission recommended denial. There was no appeal to the City Board. The staff recommendation was denial. e. 205 North Van Buren Street at the northeast corner of "A" Street. A request from "R-3" Single Family to "0-3" General Office. On October 1, 1970, the Planning Commission denied the request. There was no appeal to the City Board of Directors. The staff recommended denial based on the 1968 plan. f. 205 North Van Buren Street at the northeast corner of "A" Street. The request from "R-3" Single Family to "0-3" General Office on March 2, 1972. The Planning Commission approved the request thereby amending the plan and zoning line from "A" Street to the alley immediately north of the subject site. The City Board approved the rezoning to general office. The staff recommendation was,denial. Physical Limitations: The lots platted along North Van Buren Street do not present design constraints for conversion to office use. There are several small tracts which are portions from the original platted lot configurations. These small lots are significantly below the standard for the office districts and would require combination with adjacent lots to achieve buildable sites. In no case would the Planning staff recommend rezoning less than the district minimum square footage even though the ordinance permits that action. The ordinance standards at this time are 7,000 square feet for "O-l" and 14,000 square feet for "0-3." We feel that the "0-2" Office District is entirely inappropriate for the area due to the lot size limit and development criteria. Structures, Condition and Orientation: The existing housing stock in this neighborhood is very good in almost every block except where there is adjoining nonresidential usage. In those instances, we see some deterioration of the structures. Although in one instance on the south side of "A" Street, there is a residential use rearing upon the three Markham Street restaurants and quite well maintained. November 13, 1984 Item No. 7A - Continued The lots along Van Buren Street are well -mixed as to the structure orientation between West Markham and Lee Streets. A more consistent pattern of orientation exists in the area between Lee Street and the Kavanaugh Boulevard intersection. 1 All of the blocks in this neighborhood were platted with a north/south orientation on the lots; however, over time, seven of the block corners have been recombined without benefit of platting to provide for Van Buren frontage. The net effect of this replatting is to create 19 lots from the former 18 lots. In most instances, a wider frontage on Van Buren is provided than that originally indicated on the plat. Existing Heights/Hillcrest Plan Commitments: The plan, adopted in 1981, provides for maintenance of the low density character of Van Buren which is a mix of "R-2" And "R-3" Single Family. The "R-3" permitting duplex as a conditional use. The plan also provides for a medium density residential as the northern anchor of the street. There are at this time two multifamily uses in place at the Kavanaugh intersection adjacent to the Kavanaugh commercial. The south end of Van Buren at West Markham Street is proposed on the plan as follows: a. The frontage properties along West Markham are indicated as general commercial to the alley line. b. The frontage lots along Van Buren from the alley to "A" Street are indicated as office usage. C. The frontage lots along "A" Street on the south side are indicated as office usage. This plan attaches to the 1968 plan line for office intrusion into the area and does not reflect the fact that a dental clinic was placed in the block between "A" And "B" Streets. That zoning action was recognized by staff and Commission as having moved the office zoning line to the alley north of "A" Street. Conclusions: The staff position on the issue at hand is that offered on the prior six or seven occasions where office rezoning was requested. We feel that the placement of office use above the present alley location is a commitment to eventual strip November 13, 1984 Item No. 7A - Continued zoning of Van Buren. The length of street involved is short enough that rezoning this corner is tantamount to a commitment to strip zoning. we believe this is the case because of the two nonconforming uses in place at "C" Street ., and at "F" Street. Those nonconforming uses are spaced so as to leave only two blocks of this eight block strip as single family use only. we feel that this neighborhood is a valuable housing resource both owned and rental and should be protected against further intrusion. Further, we believe that if the City advances its zoning demarcation line one more time, then there is no permanent stopping point. PLANNING COMMISSION ACTION: The Planning Commission voted to defer this item to the November 13, 1984, meeting.