Z-8645 Staff AnalysisITEM NO.: 16. Z
NAME: Bertha Harper Revocable Trust Short -form PCD
LOCATION: located at 3316 — 3320 Baseline Road.
Planning Staff Comments:
1. Provide notification of property owners located within 200-feet of the site, complete
with the certified abstract list, notice form with affidavit executed and proof of
mailing. The notice must be mailed no later than April 6, 2011. The Office of
Planning and Development must receive the proof of notice no later than April 15,
2011.
2. The sign and dumpster appear to be located within the public right of way.
3. Provide details of the existing and any proposed signage. Include the total height
and area of the existing ground sign. Building signage should be limited to ten
percent (10%) of the facade area abutting a public street.
4. Will the hours of dumpster service be limited?
5. The cover letter indicates the allowance of C-3, General Commercial District uses as
allowable uses with the exception of beverage shop and special events center. Staff
feels a more appropriate zoning classification would be C-1, Neighborhood
Commercial.
6. Will there be any modification to the proposed site including building upgrades,
parking lot upgrades or landscaping upgrades?
7. Provide the days and hours of operation for the development.
Variance/Waivers: None requested.
Public Works Conditions:
1. Due to the proposed use of the property, the Master Street Plan specifies that Mize
Road for the frontage of this property must meet commercial street standards.
Dedicate right-of-way to 30-feet from centerline.
2. A 20-foot radial dedication of right-of-way is required at the intersection of Baseline
Road and Mize Road.
3. With site development and issuance of a building permit, provide the design of street
conforming to the Master Street Plan. Construct one-half street improvement to
Mize Road including 5-foot sidewalk with the planned development. The new back
of curb should be located 18-feet from street centerline.
4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the
private improvements located in the right-of-way. Obtain a franchise agreement for
parking within the dedicated right-of-way adjacent to Mize Road.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this project.
Item #Lo
Enter : No comment received.
Center -Point Energy: No comment received.
AT & T: No comment received.
Central Arkansas Water: All Central Arkansas Water requirements in effect at the time
of request for water service must be met. The Little Rock Fire Department needs to
evaluate this site to determine whether additional public and/or private fire hydrant(s)
are required. If additional fire hydrant(s) are required, they will be installed at the
Developer's expense. Submit plans for water facilities and/or fire projection system to
Central Arkansas Water for review. Plan revisions may be required after additional
review. Approval of plans by Central Arkansas Water, the Arkansas Department of
Health Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A Capital
Investment Charge based on the size of the meter connect(s) will apply to this project in
addition to normal charges. This fee will apply to all connections including metered
connections off the private fire system. Due to the nature of this facility, installation of
an approved reduced pressure zone backflow preventer assembly (RPZ) 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 CAW's Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection Section at
377-1226 if you would like to discuss backflow prevention requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA Bus
Route.
Parks and Recreation: No comment.
Planning Division: This request is located in the Geyer Springs East Planning District.
The Land Use Plan shows Mixed Office Commercial for this property. The applicant
has applied for a rezoning from R-2, Single-family to Planned Commercial
Development.
Master Street Plan: Baseline Road is a Principal Arterial. The primary function of a
Principal Arterial is to serve through traffic and to connect major traffic generators or
activity centers within urbanized areas. Entrances and exits should be limited to
minimize negative effects of traffic and pedestrians on Baseline Road since it is a
Principal Arterial. Mize Road is a Local Street. These streets may require dedication of
right-of-way and may require street improvements for entrances and exits to the site.
The primary function of a Local Street is to provide access to adjacent properties. Local
Streets which are abutted by non-residential zoning/use or more intensive zoning than
Item # fG
duplexes are considered as "Commercial Streets". These streets have a design
standard the same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landscape:
1. Site plan must comply with the City's minimal landscape and buffer ordinance
requirements.
2. If the rehabilitation costs exceeds fifty percent (50%) of the buildings replacement
cost then the associated parking must also be brought into compliance with the
City's minimal landscape and buffer ordinance requirements.
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, April 6, 2011.
Item # �Ixv
FILE NO.: Z-8645
NAME: Bertha Harper Revocable Trust Short -form PCD
LOCATION: Located at 3316 — 3320 Baseline Road.
DEVELOPER:
Judy Ann Harper
P.O. Box 1021
Benton, AR 72018
ENGINEER:
Laha Engineers
P.O. Box 190251
Little Rock, AR 72213
AREA: 0.32 acres NUMBER OF LOTS: 1
CURRENT ZONING: R-2, Single-family
ALLOWED USES: Single-family Residential
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District
VARIANCESM/AIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT:
FT. NEW STREET: 0 LF
The applicant is requesting a rezoning of this site from R-2, Single-family to PCD
to allow this non-residential site to be marketed for C-1, Neighborhood
Commercial District uses. The applicant has indicated a beverage shop and
special events center will not be allowed uses for the site. The property contains
an existing one-story brick building. The building contains approximately
4,000 square feet and has been a Laundromat since prior to annexation to the
City. There are no exterior modifications proposed to the building or parking.
Signage will comply with signage allowed in commercial zones or a maximum of
36-feet in height and 160-square feet in area. Building signage will consist of a
maximum sign area not to exceed ten (10) percent of the fagade area abutting
the public streets.
FILE NO.: Z-8645
B. EXISTING CONDITIONS:
The property contains a commercial building constructed prior to annexation by
the City. The area includes a mixture of uses including single-family and
multi -family residential, commercial, a church and an elementary school.
Baseline Road was recently widened to a four -lane street with a center turn lane.
Sidewalks were installed along the property frontage. Mize Road is an
unimproved street with open ditches for drainage.
C. NEIGHBORHOOD COMMENTS:
10
As of this writing, staff has received a number of informational phone calls from
area property owners. All property owners located within 200 feet of the site, all
residents, who could be identified, located within 300 feet of the site, the Upper
Baseline Neighborhood Association and Southwest Little Rock United for
Progress were notified of the public hearing.
ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Due to the proposed use of the property, the Master Street Plan specifies that
Mize Road for the frontage of this property must meet commercial street
standards. Dedicate right-of-way to 30-feet from centerline.
2. A 20-foot radial dedication of right-of-way is required at the intersection of
Baseline Road and Mize Road.
3. With site development and issuance of a building permit, provide the design
of street conforming to the Master Street Plan. Construct one-half street
improvement to Mize Road including 5-foot sidewalk with the planned
development. The new back of curb should be located 18-feet from street
centerline.
4. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818)
for the private improvements located in the right-of-way. Obtain a franchise
agreement for parking within the dedicated right-of-way adjacent to Mize
Road.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available to this project.
Enter : No comment received.
Center -Point Ener : Approved as submitted.
AT & T: No comment received.
FILE NO.: Z-8645 (Cont.
Central Arkansas Water: All Central Arkansas Water requirements in effect at
the time of request for water service must be met. The Little Rock Fire
Department needs to evaluate this site to determine whether additional public
and/or private fire hydrant(s) are required. If additional fire hydrant(s) are
required, they will be installed at the Developer's expense. Submit plans for
water facilities and/or fire projection system to Central Arkansas Water for
review. Plan revisions may be required after additional review. Approval of
plans by Central Arkansas Water, the Arkansas Department of Health
Engineering Division and the Little Rock Fire Department is required. Contact
Central Arkansas Water regarding the size and location of the water meter. A
Capital Investment Charge based on the size of the meter connect(s) will apply to
this project in addition to normal charges. This fee will apply to all connections
including metered connections off the private fire system. Due to the nature of
this facility, installation of an approved reduced pressure zone backflow
preventer assembly (RPZ) 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 CAW's Cross Connection Section within ten (10)
days of installation and annually thereafter. Contact the Cross Connection
Section at 377-1226 if you would like to discuss backflow prevention
requirements for this project.
Fire Department: Approved as submitted.
County Planning: No comment.
CATA: Approved as submitted. The site is not located on a dedicated CATA
Bus Route.
Parks and Recreation: No comment.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Geyer Springs East Planning
District. The Land Use Plan shows Mixed Office Commercial for this property.
The applicant has applied for a rezoning from R-2, Single-family to Planned
Commercial Development.
Master Street Plan: Baseline Road is a Principal Arterial. The primary function
of a Principal Arterial is to serve through traffic and to connect major traffic
generators or activity centers within urbanized areas. Entrances and exits should
be limited to minimize negative effects of traffic and pedestrians on Baseline
Road since it is a Principal Arterial. Mize Road is a Local Street. These streets
may require dedication of right-of-way and may require street improvements for
entrances and exits to the site. The primary function of a Local Street is to
3
FILE NO.: Z-8645 (Cont.
provide access to adjacent properties. Local Streets which are abutted by
non-residential zoning/use or more intensive zoning than duplexes are
considered as "Commercial Streets". These streets have a design standard the
same as a Collector.
Bicycle Plan: There are no bike routes shown in the immediate vicinity.
Landsca e:
1. If the rehabilitation costs exceeds fifty percent (50%) of the buildings
replacement cost then the associated parking must also be brought into
compliance with the City's landscape and buffer ordinance requirements.
G. SUBDIVISION COMMITTEE COMMENT: (March 31, 2011)
Ms. Judy Jones was present representing the request. Staff presented an
overview of the request stating there were few outstanding technical issues
associated with the request. Staff stated the existing sign and dumpster were
located within the public right of way. Staff stated to allow these improvements to
remain would require a franchise agreement with the City. Staff stated the
request was to allow C-3, General Commercial District uses as allowable uses.
Staff stated they felt C-1, Neighborhood Commercial uses were more appropriate
uses for the site.
Public Works comments were addressed. Staff stated a radial dedication of right
of way was required at the intersection of Mize and Baseline Roads. Staff stated
with the right of way dedication on Mize Road the parking would be located within
the public right of way. Staff stated this would also require a franchise
agreement.
Landscaping comments were also addressed. Staff stated any additional paving
could require additional landscaping to be installed. Staff stated if the
rehabilitation cost of the build exceeded fifty (50) percent of the replacement cost
of the structure then the associated parking was to be brought into compliance
with the City's landscape ordinance.
Staff noted comments from the other reporting departments and agencies
suggesting the applicant contact them individually for additional clarification.
There was no further discussion of the item. The Committee then forwarded the
item to the full Commission for final action.
H. ANALYSIS:
The applicant submitted a revised cover letter to staff addressing the issues
raised at the March 31, 2011, Subdivision Committee meeting. The revised
cover letter indicates a landscape upgrade will be provided to the site when a
building permit is requested to renovate the buildings. The applicant has also
H
FILE NO.. Z-8645 (Cont.
indicated the existing pole sign and dumpster will be removed from the public
right of way along Baseline Road. The request includes franchising the parking
on Mize Road which will be located within the public right of way once a
dedication of right of way to meet the Master Street Plan is provided on Mize
Road. The revised cover letter requests C-1, Neighborhood Commercial District
uses as allowable uses.
The request is to rezone this site from R-2, Single-family to PCD to allow use of
the site as C-1, Neighborhood Commercial District uses. Although not allowed in
the C-1, Neighborhood Commercial Zoning District the applicant has indicated a
beverage shop and special events center will not be sought as allowed uses for
the site.
The property contains an existing one-story brick building. The building contains
approximately 4,000 square feet and has been a Laundromat since prior to
annexation to the City. There are no exterior modifications proposed to the
building or parking. There is a paved drive located along Baseline Road. With
the widening of Baseline Road there is not adequate maneuvering area to allow
for parking within this area. If a franchise agreement with the City is approved to
allow parking within the right of way on Mize Road then it appears ten (10)
vehicles could parking along the west side of the building. These vehicles would
be backing into Mize Road. Staff feels the proposed use of the building should
not exceed the parking available on the site.
The applicant has indicated signage will comply with signage allowed in
commercial zones or a maximum of 36-feet in height and 160-square feet in
area. The applicant has indicated building signage will be a maximum ten (10)
percent of the facade area abutting the public streets.
Although there is little area located along the street sides for landscaping there
are areas of open space located behind the building and to the east of the
building. Within this area the applicant can add additional plantings to enhance
the site. The applicant has not provided staff with a plan for landscaping but staff
would recommend within the existing grassed areas the applicant provide
plantings sufficient to meet the typical landscape and buffer ordinance
requirements. This addition would be in conjunction with the issuance of a
building permit for the site.
Staff is supportive of the request. The site is a developed non-residential site,
which was constructed prior to annexation to the City of Little Rock. The
widening of Baseline Road has significantly impacted the site with regard to
parking. Staff feels the reuse of the building should be with a use, which does
not generate a great deal of parking since parking is limited on the site. To staffs
knowledge there are no remaining outstanding technical issues associated with
the request. Staff feels the requested rezoning to PCD to allow reuse of the
building with a C-1, Neighborhood Commercial District uses is appropriate.
FILE NO.: Z-8645
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.
Staff recommends the reuse of the building be limited to uses, which do not
generate a parking demand greater than the parking available on the site.
PLANNING COMMISSION ACTION: (APRIL 21, 2011)
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. Staff presented a recommendation the reuse of the building be
limited to uses which do not generate a parking demand greater than the parking
available on the site.
There was no further discussion of the item. The Chair entertained a motion for
approval of the item as presented by staff. The motion carried by a vote of 10 ayes,
0 noes and 1 absent.
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