Z-8643-A Staff AnalysisITEM NO.: 11. Z-8643-A
NAME: MnK Inc. Short -form PCD
LOCATION: located at 7020 Colonel Glenn Road
Planning Staff Comments:
1. Provide notification of the property owners located within 200-feet of the site including the
certified abstract list, notice form with affidavit executed and proof of mailing. The notice
must be mailed no later than July 5, 2017. The Office of Planning and Development must
receive the proof of notice no later than July 14, 2017.
2. It does not appear the survey provided is inclusive of the current parking located on the
site.
3. Provide details of any proposed fencing, walls the purpose of these elements. Provide
the construction materials, total height and location.
4. Provide details of the proposed signage plan including ground signage and building
signage.
5. Indicate the location of structures and structure dimensions, dimensioned distances
between buildings and distances from structure to property line.
6. Will there be a dumpster located on the site? If so provide the location of the proposed
dumpster facility. Will the hours of service be limited for the dumpster? If so note the
hours of dumpster service.
7. Provide the total square footage of the building proposed for the events center and the
total square footage proposed for other uses.
8. Provide details of the events to take place at this location. Do the events include live
music? Does the event center provide alcohol for the patrons? Is alcohol permitted to be
brought to the site for consumption?
9. Parking for an events center is based on one (1) parking space per 100 square feet of
floor area. It does not appear a current survey has been provided.
10. Separation requirements for event centers shall be determined by the planning
commission so as not to adversely impact the neighborhood. Event center review shall
consider the following additional requirement:
a. An event center shall not be located within seven hundred fifty (750) feet of the
following:
1. A church or other religious facility.
2. A sexually -oriented business as defined by Chapter 17 of the Code of
Ordinances.
3. A public or private elementary, secondary or postsecondary school, a day care
center or any facility that operates programs for children or youth.
4. Any single-family or multifamily residential use, except a hotel or motel, or a
residential use that is within a unified development that contains both the event
center and the residential use.
b. For the purposes of subsection (a), measurement shall be made in a straight line,
without regard to intervening structures or objects, from the nearest portion of a
ITEM NO.: 11.
Z-8643-A
building or structure proposed for occupancy as an event center to the nearest
property line of any use listed in subsection (a).
Variance/Waivers: None requested.
Public Works Conditi
1. Show the existing floodplain and floodway on the plan. Some of the existing parking is
within the floodway which is not allowed as found in Chapter 36-341.
2. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public.
3. A substantial area of the site lies within the regulated floodway and floodplain of Rock
Creek. No future construction of any structures, improvements to the structures over 50
percent of the market value of the structure, parking areas, or placement of fill material
are allowed within the floodway.
Utilities and Fire Department/County Planning:
Little Rock Wastewater: Sewer available to this site. Existing easements must be retained.
Contact Little Rock Wastewater Utility for additional information.
Entergy: Entergy does not object to this proposal. Service is already being provided to this
property from the west side of the property with no apparent conflicts with existing facilities.
However, care should be used in the placement of the proposed dumpsters as overhead
lines are in the vicinity. Proper clearance to the overhead lines must be maintained. Contact
Entergy in advance to discuss any changes to electrical service requirements, or adjustments
to existing facilities (if any) as this proposal proceeds.
Centerpoint Enercv: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for water service
must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine whether
additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s)
are required, they will be installed at the Developer's expense.
3. Please submit plans for water facilities and/or fire protection system to Central Arkansas
Water for review. Plan revisions may be required after additional review. Contact Central
Arkansas Water regarding procedures for installation of water facilities and/or fire service.
Approval of plans by the Arkansas Department of Health Engineering Division and the
Little Rock Fire Department is required.
4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas
Water. That work would be done at the expense of the developer.
2
ITEM NO.: 11.
Z-8643-A
5. Contact Central Arkansas Water regarding the size and location of the water meter.
6. The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure zone
backflow preventer assembly (RPZA) is required on the domestic water service. This
assembly must be installed prior to the first point of use. Central Arkansas Water requires
that upon installation of the RPZA, successful tests of the assembly must be completed by
a Certified Assembly Tester licensed by the State of Arkansas and approved by Central
Arkansas Water. The test results must be sent to Central Arkansas Water's Cross
Connection Section within ten days of installation and annually thereafter. Contact the
Cross Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private lines, private
facilities shall be installed to Central Arkansas Water's materials and construction
specifications and installation will be inspected by an engineer, licensed to practice in the
State of Arkansas. Execution of a Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated
with a double detector check valve assembly. If additives are used, a reduced pressure
zone back flow preventer shall be required.
10.The development will have minor impact on the existing water distribution system.
Proposed water facilities will be sized to provide adequate pressure and fire protection.
Fire department: Full plan review.
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access
road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road,
the minimum road width shall be 26 feet, exclusive of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas
Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not
exceed 10 percent in grade except as approved by the fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities,
buildings or portions of buildings hereafter constructed shall be accessible to fire
department apparatus by way of an approved fire apparatus access road with an asphalt,
concrete or other approved driving surface capable of supporting the imposed load of fire
apparatus weighing at least 75,000 pounds.
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire apparatus
access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height. Building
or facilities exceeding 30 feet or three stories in height shall have at least two
means of fire apparatus access for each structure.
ITEM NO.: 11. Z-8643-A
5
A
b. Section D104.2 Building exceeding 62,000 square feet in area. Buildings or
facilities having a gross building area of more than 62,000 square feet shall be
provide with two separate and approved fire apparatus access roads.
c. Exception: Projects having a gross building area of up to 124,000 square feet
that have a single approved fire apparatus access road when all building are
equipped throughout with approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are required, they
shall be placed a distance apart equal to not less than one half of the length of
the maximum overall diagonal dimension of the lot or area to be served,
measured in a straight line between accesses.
30' Tall Buildings --Maintain aerial fire apparatus access roads as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the grade plane
and the highest roof surface exceed 30', approved aerial fire apparatus access
roads shall be provided. For the purposes of this section the highest roof
surfaces shall be determined by measurement to the eave of a pitched roof, the
intersection of a roof to the exterior wall, or the top of the parapet walls,
whichever is greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a minimum
unobstructed with of 26', exclusive of shoulders, in the immediate vicinity of the
building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access routes meeting
this condition shall be located within a minimum of 15 feet and a maximum of
30 feet from the building, and shall be positioned parallel to one entire side of
the building. The side of the building on which the aerial fire apparatus access
road is positioned shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be located over
the aerial fire apparatus access road or between the aerial fire apparatus road
and the building. Other obstructions shall be permitted to be places with the
approval of the fire code official.
Gates. Maintain fire apparatus access road gates as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus access road gates.
Gates securing the fire apparatus access roads shall comply with all of the following
criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by one
person.
4. Gate components shall be maintained
replaces or repaired when defective.
in an operable condition at all times and
ITEM NO.: 11,
Z-8643-A
5. Electric gates shall be equipped with a means of opening the gate by fire
department personnel for emergency access. Emergency opening devices shall be
approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and padlock
unless they are capable of being opened by means of forcible entry tools or when a
key box containing the keys to the lock is installed at the gate location.
7. Locking device specifications shall be submitted for approval \by the fire code
official
8. Electric gate operators, where provided, shall be listed in accordance with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed and
installed to comply with requirements of ASTM F 2200.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4 Dead Ends. Dead-
end fire apparatus access roads in excess of 150 feet shall be provided with width and
turnaround provisions in accordance with Table D103.4. Requirements for Dead-end fire
apparatus access roads.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire
Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water
(Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony
Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of
Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
Rock Region Metro: Location is currently served by route 14 Rosedale. Route 14 is a
heavily used transit route. Service along Colonel Glenn is very important to the system.
Pedestrian infrastructure is sorely needed. As a result of the improvements to the property we
support installing sidewalks along Colonel Glenn Road.
Building Code: Project is a change in occupancy and is therefore subject to current building
code requirements. Review and approval is required by Building Codes Division before
occupancy takes place. For information on submittal requirements and the review process,
contact a commercial plans examiner Curtis Richey at 501.371.4724, crichey(cDlittlerock.orq
or Mark Alderfer at 501.371.4875, malderfer(cDlittlerock.org.
NOTE: Contact FM Capt. Chris Sanders to coordinate an on -site review 501.918.3782
Planning Division: This request is located in Boyle Park Planning District. The Land Use Plan
shows Park/Open Space (PK/OS). The Park/Open Space category includes all public parks,
recreation facilities, greenbelts, flood plains, and other designated open space and
recreational land. The applicant has applied for a rezoning from C-3 (General Commercial
ITEM NO.: 11.
Z-8643-A
District) to PCD (Planned Commercial Development) to add an events center as an allowable
use.
Master Street Plan: South of the property is Colonel Glenn Road and it is shown as a
Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and
to connect major traffic generators or activity centers within the urbanized area. Entrances
and exits should be limited to minimize negative effects of traffic and pedestrians on Colonel
Glenn Road since it is a Principal Arterial. This street may require dedication of right-of-way
and may require street improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike Lanes provide a
portion of the pavement for the sole use of bicycles.
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance requirements.
2. Any new site development shall adhere to the current landscape code.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost then the
landscaping and buffer must also come into compliancy accordingly.
4. The City Beautiful Commission recommends preserving as many existing trees as
feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be
given when preserving trees of six (6) inch caliper or larger.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the
additional information as noted above) to staff on Wednesday, July 5, 2017.
FILE NO.: Z-8643-A
NAME: MnK Inc. Short -form PCD
LOCATION: Located at 7020 Colonel Glenn Road
DEVELOPER:
Miguel Ramirez
3519 Sussex Circle
Little Rock, AR 72204
SURVEYOR:
White-Daters and Associates
24 Rahling Circle
Little Rock, AR 72223
ARCHITECT:
Terry Burruss AIA
11912 Kanis Road, Suite F-8
Little Rock, AR 72211
AREA: 1.35-acres NUMBER OF LOTS: 1
WARD: 6 PLANNING DISTRICT: 10
CURRENT ZONING: C-3, General Commercial District
ALLOWED USES: General retail
PROPOSED ZONING: PCD
FT. NEW STREET: 0 LF
CENSUS TRACT: 24.06
PROPOSED USE: Add an events center as an allowable use
VARIANCENVAIVERS: None requested.
BACKGROUND:
On April 7, 2011, the Little Rock Planning Commission approved a conditional use permit
request to allow an auto repair garage and an office warehouse Qanitorial service) to
FILE NO.: Z-8643-A (Cont.
locate in portions of the buildings on this C-3, General Commercial District zoned
property.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
The applicant is now proposing to rezone the site from C-3, General Commercial
District, to PCD, Planned Commercial Development, to add an events center as
an allowable use for the property. The building contains 3,600 square feet of
occupyable space, 2,100 square feet for food prep and storage and 1,200 square
feet of storage and restroom space. The site plan indicates 69 parking spaces.
The applicant has indicated the hours of operation are from 8 am to 11 pm Sunday
through Thursday and from 8 am to 2 am Friday and Saturday.
The applicant is proposing to maintain the existing auto repair garage and an office
warehouse, janitorial service uses to continue to operate from the site.
B. EXISTING CONDITIONS:
The property is located in an area of mixed uses and zoning. The Rock Creek
floodway bounds the site to the north and east. A private club, food store and a
restaurant building are adjacent on the site along the western boundary.
A variety of smaller commercial uses and a church are located across Colonel
Glenn Road to the south. Beyond the floodway to the east is a mobile home park
and numerous commercial uses.
The site is accessed via a single -driveway off Colonel Glenn Road. There are
29 parking spaces on the concrete paved area located between the two (2) larger
buildings.
C. NEIGHBORHOOD COMMENTS:
All property owners located within 200-feet of the site along with the John Barrow
Neighborhood Association and the Westwood Neighborhood Association were
notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
Show the existing floodplain and floodway on the plan. Some of the existing
parking is within the floodway which is not allowed as found in Chapter
36-341.
2. In accordance with Section 31-176, floodway areas must be shown as floodway
easements or be dedicated to the public.
6
FILE NO.: Z-8643-A (Cont.
3. A substantial area of the site lies within the regulated floodway and floodplain
of Rock Creek. No future construction of any structures, improvements to the
structures over 50 percent of the market value of the structure, parking areas,
or placement of fill material are allowed within the floodway.
E. UTILITIES/FIRE DEPARTMENT/PARKS/COUNTY PLANNING:
Little Rock Water Reclamation Authority: Sewer available to this site. Existing
easements must be retained. Contact Little Rock Water Reclamation Authority for
additional information.
Entergy: Entergy does not object to this proposal. Service is already being
provided to this property from the west side of the property with no apparent
conflicts with existing facilities. However, care should be used in the placement of
the proposed dumpsters as overhead lines are in the vicinity. Proper clearance to
the overhead lines must be maintained. Contact Entergy in advance to discuss
any changes to electrical service requirements, or adjustments to existing facilities
(if any) as this proposal proceeds.
Centerpoint Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water:
1. All Central Arkansas Water requirements in effect at the time of request for
water service must be met.
2. The Little Rock Fire Department needs to evaluate this site to determine
whether additional public and/or private fire hydrant(s) will be required. If
additional fire hydrant(s) are required, they will be installed at the Developer's
expense.
3. Please submit plans forwater facilities and/orfire protection system to Central
Arkansas Water for review. Plan revisions may be required after additional
review. Contact Central Arkansas Water regarding procedures for installation
of water facilities and/or fire service. Approval of plans by the Arkansas
Department of Health Engineering Division and the Little Rock Fire
Department is required.
4. If there are facilities that need to be adjusted and/or relocated, contact Central
Arkansas Water. That work would be done at the expense of the developer.
5. Contact Central Arkansas Water regarding the size and location of the water
meter.
6. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
3
FILE NO.: Z-8643-A (Cont.
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
7. Due to the nature of this facility, installation of an approved reduced pressure
zone backflow preventer assembly (RPZA) is required on the domestic water
service. This assembly must be installed prior to the first point of use. Central
Arkansas Water requires that upon installation of the RPZA, successful tests
of the assembly must be completed by a Certified Assembly Tester licensed
by the State of Arkansas and approved by Central Arkansas Water. The test
results must be sent to Central Arkansas Water's Cross Connection Section
within ten days of installation and annually thereafter. Contact the Cross
Connection Section at 501.377.1226 if you would like to discuss backflow
prevention requirements for this project.
8. The facilities on -site will be private. When meters are planned off private
lines, private facilities shall be installed to Central Arkansas Water's materials
and construction specifications and installation will be inspected by an
engineer, licensed to practice in the State of Arkansas. Execution of a
Customer Owned Line Agreement is required.
9. Fire sprinkler systems which do not contain additives such as antifreeze shall
be isolated with a double detector check valve assembly. If additives are
used, a reduced pressure zone back flow preventer shall be required.
10. The development will have minor impact on the existing water distribution
system. Proposed water facilities will be sized to provide adequate pressure
and fire protection.
Fire Department: Full plan review.
1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations
as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section
D103.1 Access road width with a hydrant. Where a fire hydrant is located on a
fire apparatus access road, the minimum road width shall be 26 feet, exclusive
of shoulders.
2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012
Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus
access roads shall not exceed 10 percent in grade except as approved by the
fire chief.
3. Loading. Maintain fire apparatus access road design as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and
loading. Facilities, buildings or portions of buildings hereafter constructed shall
be accessible to fire department apparatus by way of an approved fire
apparatus access road with an asphalt, concrete or other approved driving
surface capable of supporting the imposed load of fire apparatus weighing at
least 75,000 pounds.
El I
FILE NO.: Z-8643-A Cont.
4. Commercial and Industrial Developments — 2 means of access. - Maintain fire
apparatus access roads as per Appendix D of the 2012 Arkansas Fire
Prevention Code Vol. 1
a. Section D104.1 Buildings exceeding three stories or 30 feet in height.
Building or facilities exceeding 30 feet or three stories in height shall
have at least two means of fire apparatus access for each structure.
b. Section D104.2 Building exceeding 62,000 square feet in area.
Buildings or facilities having a gross building area of more than
62,000 square feet shall be provide with two separate and approved
fire apparatus access roads.
c. Exception: Projects having a gross building area of up to
124,000 square feet that have a single approved fire apparatus
access road when all building are equipped throughout with
approved automatic sprinkler systems.
d. D104.3 Remoteness. Where two fire apparatus access roads are
required, they shall be placed a distance apart equal to not less than
one half of the length of the maximum overall diagonal dimension of
the lot or area to be served, measured in a straight line between
accesses.
5. 30' Tall Build in s -Maintain aerial fire apparatus access roads as per Appendix
D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D105.1 — D105.4
a. D105.1 Where Required. Where the vertical distance between the
grade plane and the highest roof surface exceed 30', approved aerial
fire apparatus access roads shall be provided. For the purposes of
this section the highest roof surfaces shall be determined by
measurement to the eave of a pitched roof, the intersection of a roof
to the exterior wall, or the top of the parapet walls, whichever is
greater.
b. D105.2 Width. Aerial fire apparatus access roads shall have a
minimum unobstructed with of 26', exclusive of shoulders, in the
immediate vicinity of the building or portion thereof.
c. D105.3 Proximity to building. At least one of the required access
routes meeting this condition shall be located within a minimum of 15
feet and a maximum of 30 feet from the building, and shall be
positioned parallel to one entire side of the building. The side of the
building on which the aerial fire apparatus access road is positioned
shall be approved by the fire code official.
d. D105.4 Obstructions. Overhead utility and power lines shall not be
located over the aerial fire apparatus access road or between the
aerial fire apparatus road and the building. Other obstructions shall
be permitted to be places with the approval of the fire code official.
5
FILE NO.: Z-8643-A (Cont.)
6. Gates. Maintain fire apparatus access road gates as per Appendix D of the
2012 Arkansas Fire Prevention Code Vol. 1 Section D103.5 Fire apparatus
access road gates. Gates securing the fire apparatus access roads shall
comply with all of the following criteria:
1. Minimum gate width shall be 20 feet.
2. Gates shall be of swinging or sliding type.
3. Construction of gates shall be of material that allow manual operation by
one person.
4. Gate components shall be maintained in an operable condition at all
times and replaces or repaired when defective.
5. Electric gates shall be equipped with a means of opening the gate by
fire department personnel for emergency access. Emergency opening
devices shall be approved by the fire code official.
6. Manual opening gates shall not be locked with a padlock or chain and
padlock unless they are capable of being opened by means of forcible
entry tools or when a key box containing the keys to the lock is installed
at the gate location.
7. Locking device specifications shall be submitted for approval by the fire
code official.
8. Electric gate operators, where provided, shall be listed in accordance
with UL 325.
9. Gates, intended for automatic operation shall be designed, constructed
and installed to comply with requirements of ASTM F 2200.
7. Dead Ends. Maintain fire apparatus access roads at dead end locations as per
Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.4
Dead Ends. Dead-end fire apparatus access roads in excess of
150 feet shall be provided with width and turnaround provisions in accordance
with Table D103.4. Requirements for Dead-end fire apparatus access roads.
8. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the
2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with
Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire
Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue
501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1.
Parks and Recreation: No comment received.
County Planning: No comment.
A
FILE NO.: Z-8643-A (Cont.
F. BUILDING CODES/LANDSCAPE:
Building Code: Project is a change in occupancy and is therefore subject to current
building code requirements. Review and approval is required by Building Codes
Division before occupancy takes place. For information on submittal requirements
and the review process, contact a commercial plans examiner:
Curtis Richey at 501.371.4724, cricheyCaD_littlerock.org or
Mark Alderfer at 501.371.4875, malderfer __littlerock.org.
NOTE: Contact FM Capt. Chris Sanders to coordinate an on -site review
501.918.3782
Landscape:
1. Site plan must comply with the City's landscape and buffer ordinance
requirements.
2. Any new site development shall adhere to the current landscape code.
3. If building rehabilitation exceeds fifty percent (50%) of the replacement cost
then the landscaping and buffer must also come into compliancy accordingly.
4. The City Beautiful Commission recommends preserving as many existing trees
as feasible on this site. Credit toward fulfilling Landscape Ordinance
requirements can be given when preserving trees of six (6) inch caliper or
larger.
G. TRANSPORTATION/PLANNING:
Rock Region Metro: Location is currently served by route 14 Rosedale. Route
14 is a heavily used transit route. Service along Colonel Glenn is very important to
the system. Pedestrian infrastructure is sorely needed. As a result of the
improvements to the property we support installing sidewalks along Colonel Glenn
Road.
Planninci Division: This request is located in Boyle Park Planning District. The
Land Use Plan shows Park/Open Space (PK/OS). The Park/Open Space category
includes all public parks, recreation facilities, greenbelts, flood plains, and other
designated open space and recreational land. The applicant has applied for a
rezoning from C-3 (General Commercial District) to PCD (Planned Commercial
Development) to add an events center as an allowable use.
Master Street Plan: South of the property is Colonel Glenn Road and it is shown
as a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve
through traffic and to connect major traffic generators or activity centers within the
urbanized area. Entrances and exits should be limited to minimize negative effects
rA
FILE NO.: Z-8643-A (Cont_)
of traffic and pedestrians on Colonel Glenn Road since it is a Principal Arterial.
This street may require dedication of right-of-way and may require street
improvements for entrances and exits to the site.
Bicycle Plan: A Class II Bike Lane is shown along Colonel Glenn Road. Bike Lanes
provide a portion of the pavement for the sole use of bicycles.
H. SUBDIVISION COMMITTEE COMMENT: (June 28, 2017)
Mr. Terry Burruss was present representing the request. Staff presented an
overview of the item stating there were few outstanding technical issues in need
of addressing related to the site plan. Staff questioned the proposed activities,
events, taking place at the site. Staff questioned the days and hours of the event
activities and the total square footage of the area designated for the events center.
Public Works comments were addressed. Staff stated a portion of the site was
located in the floodway. Staff requested Mr. Burruss coordinate a site visit with the
Building Codes staff, Public Works staff and the Fire Marshall. Staff stated
floodway areas were to be shown as floodway easements or dedicated to
the City.
Landscaping comments were addressed. Staff stated any new site development
would require improvements to the landscaped areas.
Staff noted the comments from the various other departments and agencies. Staff
suggested the applicant contact the departments or agencies directly with any
questions or concerns. There were no more issues for discussion. The Committee
then forwarded the item to the full Commission for final action.
ANALYSIS:
The applicant submitted a revised site plan and cover letter to staff addressing
most of the technical issues associated with the request. The applicant has
indicated the days and hours of operation, the placement of dumpsters, the
dumpster service hours and the proposed signage plan.
The request is to rezone the site from C-3, General Commercial District, to PCD,
Planned Commercial Development, to add an events center as an allowable use
for the property. The applicant has indicated food is typically not prepared on site
but is catered to the site by a catering company. The applicant also stated the
business does not provide alcohol but the patrons are allowed to bring alcohol to
the site for an event.
The building contains 6,800 square feet of floor area. Of the building area
3,600 square feet of building is occupiable space. Within the building there is 2,100
square feet of food prep area to allow the catering activities to plate and serve the
food. There is also 1,200 square feet of storage and restroom space.
E:3
FILE NO.: Z-8643-A (Cont.
The building and a portion of the new proposed parking is located within the
floodway. The applicant is proposing to maintain the parking located within the
floodway as gravel and place wheel stops to protect the landscape area along the
Rock Creek levee. The exception to this is the applicant is proposing to pave nine
(9) parking spaces to serve as handicap spaces in front of the building. Typically
the ordinance does not allow parking or improvements within the floodway. Staff
feels since the cars can be easily moved should there be a threat of flooding the
parking as proposed is appropriate.
The site plan indicates 69 parking spaces. Parking for an events center is typically
based on one (1) parking space per 100 gross square feet of floor area. The
building containing 6,800 gross square feet of floor area would typically require the
placement of 68 parking spaces.
The applicant has indicated the hours of operation are from 8 am to 11 pm Sunday
through Thursday and from 8 am to 2 am Friday and Saturday. The events center
leases for event venues such as weddings, corporate events, birthday
celebrations, and other special occasions.
The applicant is proposing signage as allowed in commercial zones or a maximum
of 36-feet in height and 160 square feet in sign area. The applicant has indicated
building signage will be placed on the front facades of the building and on the
facades abutting the public streets.
The site plan indicates two (2) locations for dumpster placement and enclosures.
One (1) of the locations is located within the floodway. Staff recommends this
dumpster be placed on the site in an area that is outside the regulatory floodway.
The applicant has indicated the hours of dumpster service are from 7 am to 6 pm
Monday through Friday.
The applicant is proposing to maintain the existing auto repair garage and an office
warehouse, janitorial service uses to continue to operate from the site.
Staff is supportive of the applicant's request. The applicant is seeking approval to
add an events center as an allowable use for the property. The site contains
adequate on -site parking to meet the typical minimum requirements of the
ordinance. To staff's knowledge there are no remaining outstanding technical
issues associated with the request. Staff feels the rezoning request is appropriate.
J. STAFF RECOMMENDATION:
Staff recommends approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff
report.
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FILE NO.: Z-8643-A
PLANNING COMMISSION ACTION: (JULY 20, 2017)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated July 5, 2017,
requesting deferral of this item to the August 31, 2017, public hearing. There was no
further discussion. The item was placed on the consent agenda and approved as
recommended by staff by a vote of 9 ayes, 0 noes and 2 absent.
PLANNING COMMISSION ACTION:
(AUGUST 31, 2017)
The applicant was present. There were no registered objectors present. Staff presented
the item with a recommendation of approval of the request subject to compliance with the
comments and conditions as outlined in paragraphs D, E and F of the agenda staff report.
There was no further discussion. The item was placed on the consent agenda and
approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent.
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