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Z-8761 Staff AnalysisFILE NO_: Z-8761 NAME: Hearne Short -form PCD LOCATION: Located at 1853 Ringo Street DEVELOPER: Gus Design Coop 1007 McMath Avenue Little Rock, AR 72202 SURVEYOR: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.19 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: R-4, Two-family ALLOWED USES- Single-family and Two-family PROPOSED ZONING: PCD PROPOSED USE: Administrative Office and Garden Center VARIANCESM/AIVERS REQUESTED: None requested. BACKGROUND: On March 28, 2011, the Zoning Board of Adjustment approved a variance request to allow the construction of a new residence with reduced setbacks and reduced off-street parking for the eastern portion of this lot. The lot contained 2,640 square feet and the former house had been removed leaving a gravel covered lot. The new home was not constructed and the graveled area remains. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The request is a rezoning from R-4, Two-family to Planned Commercial Development (PCD) to allow the use of this existing building as administrative office space for the adjacent Hearne Fine Arts art gallery and frame making FILE NO.: Z-8761 (C business. The structure will be renovated to accommodate four (4) to five (5) offices. The intention is this office space will be used as overflow from the adjacent commercial building, which is under the same ownership. The auxiliary building, frame garage, will be used as a garden center/small business and retail space for landscaping material. The garden will be used as an exhibit space. The site plan includes the placement of parking on a vacant lot between this structure and the adjacent art gallery. The parking area will be sustainably designed, with permeable parking spaces. The exact material has not been determined however the material will meet green building standards. B. EXISTING CONDITIONS: The site contains a two-story single-family residence fronting Ringo Street with a detached garage located on Wright Avenue. A fence was recently installed on -top of a rock wall which is in the side yard also on Wright Avenue. The lot to the west proposed for the new parking area was graveled in the past but has not been maintained. The property to the east is a building zoned PCD containing Hearn Fine Arts Gallery, a coffee shop and a medical office. Southeast of the site is a house zoned PD-C which is being used as a rug cleaning business. To the west and south are single-family homes. North of the site is a library and an elementary school. Further east of the site, across South Chester Street, is a church and auto repair. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. All property owners located within 200-feet of the site, the Central High Neighborhood Association, the Downtown Neighborhood Association and the Wright Avenue Neighborhood Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Wright Avenue and South Ringo Street. 3. Handicap ramp is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed at South Ringo Street to cross Wright Avenue. 4. 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-8761 E. UTILITIES AND FIRE DEPARTMENT%COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Approved as submitted. 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. 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 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #16 — the UALR Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN.- Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or 3 FILE NO.: Z-8761 (Cont.) garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-4 (Two -Family District) to PCD (Planned Commercial District) to allow for conversion of this structure to office uses, retail and a garden retail center. Master Street Plan: Wright Avenue is a Minor Arterial and South Ringo Street is a Local Street. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Wright Avenue since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets 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 Lanes is shown along Wright Avenue. 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. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 3. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 4. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. The northern most parking spaces need to be eliminated to meet both the Street Buffer Zoning Ordinance and the Landscape Ordinance. 6. The back up area for the parking lot can be reduced. Currently, it is running all the way to the residential property line along the North; this can be reduced to five (6) foot in width and function. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this 4 FILE NO.: Z-8761 (Cont. requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. A water source is required within seventy-five feet (75') of all landscaped areas. 9. 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. SUBDIVISION COMMITTEE COMMENT: (April 19, 2012) The applicant was not present representing the request. Staff presented an overview of the development stating they would work with the applicant to resolve any outstanding technical issues associated with the request. 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 and site plan addressing a number of the issues raised at the April 19, 2012, Subdivision Committee meeting. The request is a rezoning from R-4, Two-family to Planned Commercial Development (PCD) to allow the use of this existing two (2) story single-family residence as administrative office space for the adjacent Hearne Fine Arts art gallery and frame making business. This structure will be renovated to accommodate four (4) to five (5) administrative offices and meeting space. The intention is this office space will be used as overflow office space from the adjacent art gallery, which is under the same ownership. In addition the garage/auxiliary building will be used as a garden center/small business and retail space for landscaping material. The site will contain areas of exhibit garden space. There are exhibit garden plots proposed in the front and side yard of the structure and in the rear yard. A small amount of plant material will be available on -site for cash and carry. The plant material will be for sale within a fenced area which is 15-foot by 15-foot and a second 10-foot by 15-foot area on Wright Avenue. The fenced areas are existing. The fencing appears to be six (6) feet in height. The applicant has indicated there will not be any sod, mulch, fertilizer or bulk type materials on the site. The applicant intends to provide educational information to customers of the benefits of recycling, composting and planting native plants to limit the need for watering. The site plan includes the placement of parking on a graveled lot between this structure and the adjacent art gallery/strip center. The site plan includes the placement of four (4) parking spaces. A note on the site plan indicates additional parking is available on the adjacent site on evenings and weekends. 5 FILE NO.; Z-8761 (Cont. The parking area is proposed as a sustainable parking lot. The driveway aprons and drive isles will be concrete and the parking spaces will be constructed with a permeable material. The exact material has not been determined however the material will meet green building standards. The site plan indicates the southern perimeter will be planted with an evergreen screen. The site plan indicates the street buffer and perimeter landscape strips consistent with the typical standards of the buffer and landscape ordinances. The request does not include signage to serve the development. No ground signage or building signage is a part of the application request. The applicant has indicated a dumpster will be shared with the property to the east which is under the same ownership. The applicant has indicated the office employees will continue to park on the adjacent lot associated with Hearn Art Gallery. With the office employees not using the four (4) spaces on this lot it will leave on -site parking available for customers of the garden center. The applicant has indicated the garden center will most likely not be open on a daily basis. The applicant anticipates being open on Friday and Saturday and the remainder of the time by appointment. The site is proposed as an exhibit garden with limited plant material for sale. The applicant has indicated in addition to sales and display gardens the site will be used for educational purposes to teach customers the benefits of recycling and composting. The applicant has also indicated the garden center will stress the importance of plants and tress and the positive impacts plants and trees have on the environment. The applicant has stated there will not be bulk material such as mulch, sod, fertilizer or compost. All the plant material for sale will be located within the fenced area or within the garage/auxiliary building. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the rezoning to allow the use of this property as administrative offices for Hearn Fine Arts art gallery and frame making business, only, and the use of the site as a garden center as outlined above should not significantly impact the area. 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. There is not be no outdoor storage of plants. All plant materials for sale will be located within the two (2) existing fenced areas or within the garage/auxiliary building. 0 FILE NO.: Z-8761 (Cont. There is to be no bulk material available for sale from this site including but not limited to mulch, fertilizer, compost material, sod grasses. PLANNING COMMISSION ACTION: (MAY 10, 2012) 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 stated there was to be no outdoor storage of plants and all plant materials for sale were to be located within the two (2) existing fenced areas or within the garage/auxiliary building. Staff stated there is to be no bulk material available for sale from this site including but not limited to mulch, fertilizer, compost material, sod grasses. There was no further discussion of the item. The Chair entertained a motion for approval of the item as presented by staff on the Consent Agenda. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 7 ITEM NO.: 5. Z-8761 NAME: Hearne Short -form PCD LOCATION: located at 1853 Ringo Street Planning Staff Comments: I. Provide notification of 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 April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. The site plan as presented does not include the required street buffer for the new parking area along Wright Avenue or the southern perimeter. 1,— T H., iC E ail".f..J . tr-d"% 3. Provide details of the proposed garden center. Will there be areas of outdoor storage of landscaping materials/plant materials? "'C..��°_�=.°. F7C:,JF,1i T 4. Will the exhibit garden have items for sale or will the area be used as a display garden only? , "i ,° j=tA- "Al 5. The structure appears to be a two story building but the site plan and survey indicate the structure as a single story building. 6. Will any portion of the previous residence be used for commercial activities? ... .. C.9 a: i... R't3 uC ii' ..... E 7. There has been a new fence installed within a portion of the rear yard. The fence exceed the height typically allowed within the required setback. Does the request include the fence to remain? "r ir_::S; Will the fenced area be used with the commercial activity? YES What will be stored in the fenced area? s. The cover letter indicates the office space will be used for the art gallery. Will there be administrative offices for the medical office as well?; _") 9. Will a portion of the existing paving be removed with the installation of the driveway? _ �� 3"Ci Variance/Waivers: None requested. Public Works Conditions: L Wright Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Wright Avenue and South Ringo Street. Item # 5. Item # B. ITEM NO.: 5. (Z-8761) NAME: Hearne Short -form PCD LOCATION: located at 1853 Ringo Street Planning Staff Comments: 1. Provide notification of 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 April 25, 2012. The Office of Planning and Development must receive the proof of notice no later than May 4, 2012. 2. The site plan as presented does not include the required street buffer for the new parking area along Wright Avenue or the southern perimeter. 3. Provide details of the proposed garden center. Will there be areas of outdoor storage of landscaping materials/plant materials? 4. Will the exhibit garden have items for sale or will the area be used as a display garden only? 5. The structure appears to be a two story building but the site plan and survey indicate the structure as a single story building. 6. Will any portion of the previous residence be used for commercial activities? 7. There has been a new fence installed within a portion of the rear yard. The fence exceed the height typically allowed within the required setback. Does the request include the fence to remain? Will the fenced area be used with the commercial activity? What will be stored in the fenced area? 8. The cover letter indicates the office space will be used for the art gallery. Will there be administrative offices for the medical office as well? 9. Will a portion of the existing paving be removed with the installation of the driveway? Variance/Waivers: None requested. Public Works Conditions: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial with special design standards. A dedication of right-of-way 30 feet from centerline will be required. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Wright Avenue and South Ringo Street. 3. Handicap ramp is required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan to be installed at South Ringo Street to cross Wright Avenue. 4. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Item # 5. 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. Contact Central Arkansas Water regarding the size and location of the water meter. 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. Contact Central Arkansas Water if additional fire protection or metered water service is required. 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. 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 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 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Maintain access. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #16 — the UALR Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Residential Low Density (RL) for this property. Residential Low Density allows for single family homes at densities not to exceed six (6) dwelling units per acre. Such residential development is typically characterized by conventional single family homes, but may also include patio or garden homes and cluster homes, provided that the density remain less than six (6) units per acre. The applicant has applied for a rezoning from R-4 (Two -Family District) to PCD (Planned Commercial District) to allow for conversion of this structure to office uses, retail and a garden retail center. Master Street Plan: Wright Avenue is a Minor Arterial and South Ringo Street is a Local Street. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Wright Avenue since it is a Minor Arterial. The primary function of a Local Street is to provide access to adjacent properties. Local Streets that are abutted by non-residential Item # 5. provide access to adjacent properties. Local Streets that are abutted by non-residential zoning/use or more intensive zoning than` duplexes are considered as "Commercial Streets". A Collector design standard is used for Commercial Streets. These streets 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 Lanes is shown along Wright Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. Landscape: 1. Site plan must comply with the City's minimal landscape and buffer ordinance requirements. 2. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the southern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 3. The zoning buffer ordinance requires a nine foot (9') wide land use buffer along the eastern perimeter of the site next to the residentially zoned property. Seventy percent (70%) of this area must remain undisturbed. 4. The landscape ordinance requires a nine foot (9') wide landscape strip around the sites entirety. A variance from this ordinance requirement must be obtained from the City Beautiful Commission prior to the issuance of a building permit. 5. The northern most parking space needs to be eliminated to meet both the Street Buffer Zoning Ordinance and the Landscape Ordinance. 6. The back up area for the parking lot can be reduced. Currently, it is running all the way to the residential property line along the North; this can be reduced to five (6) foot in width and function; revise. 7. A six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and eastern perimeters of the site. Credit towards fulfilling this requirement can be given for existing trees and undergrowth that satisfies this year -around requirement. 8. A water source is required within seventy-five feet (75) of all landscaped areas. 9. 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, April 25, 2012. Item # 5.