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.
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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.