Loading...
HomeMy WebLinkAboutZ-3726-A Staff AnalysisLE NO.: Z-37 NAME: Packet House Short -form POD LOCATION: Located at 1406 Cantrell Road DEVELOPER: Richards Finance Co, LLC c/o Maury Mitchell 1501 N. University Avenue #800 Little Rock, AR 72207 SURVEYOR: Smith and Goodson PLLC 7509 Cantrell Road, Suite 227 Little Rock, AR 72207 AREA: 1.85 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 zoning lot 0-3, General Office District General Office I FT. NEW STREET: 0 LF PROPOSED USE: 0-3, General Office District - Add a restaurant as an allowable use VARIANCESIWAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The property proposed for rezoning from 0-3, General Office District to POD is located at 1406 Cantrell Road and is know as the Packet House. The application request is to add a restaurant as an allowable use under the current zoning. The existing building will be used for the most part as a classic grill style restaurant. The first floor of approximately 3,165 square feet will be used exclusively for restaurant operations. The focus of the restaurant will be to showcase local products/ingredient's keeping the integrity of the surrounding communities. Operation time for the restaurant will be from 10 am to 10 pm Monday through Sunday. All additions to the building will be designed with the style and period of FILE NO.: Z -3726-A Cont. the existing Packet House. The second floor has approximately 2,695 square feet that will be used as a banquet area for the restaurant operation. Both first and second floors will have full bar access. The third floor has approximately 2,352 square feet and will be used primarily as an employee lounge, office and storage space. The total gross footage of the existing building is approximately 8,212 square feet with 75 percent used for kitchen and restaurant area. The site contains 99 parking spaces. Future goals include an elevator, a 750 square foot patio to enhance and take advantage of the Arkansas River view and all exterior beautifications. B. EXISTING CONDITIONS: The site is located on the north side of Cantrell Road with the northern boundary the Arkansas River. The area contains a number of uses including a private school to the southwest, Dillard's corporate offices to the west, smaller office users and multi -family residential adjacent to Cantrell Road to the south. C. NEIGHBORHOOD COMMENT As of this writing, staff has received a number of information phone calls from area resident. All property owners located within 200 -feet of the site, all residents, who could be identified, located within 300 feet of the site and the Capitol View Stifft Station Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 2. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 3. The western driveway should be striped and signed to be one way out only. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer service location is unknown to Little Rock Wastewater. There is no public sewer on the property. Contact Little Rock Wastewater Utility for additional information. Enter : Approved as submitted. Center -Point Eneri : Approved as submitted. AT & T: No comment r?ceived. 2 FILE NO.: Z -3726-A Cont. Central Arkansas Water. No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if additional fire protection or metered water service is required or regarding the size and location of the water meter. Fire Department: Place fire hydrants per code. Maintain a minimum access of 20 -feet in width around the sites perimeter. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: Approved as submitted. The site is located on CATA Bus Route #21 — the University Avenue Route. Parks and Recreation: Little Rock Parks and Recreation has plans for the Arkansas River Trail north of the property along the Arkansas River. Contact Mark Webre at 371-6851 to discuss any improvements or dedications that may be required for the trail. F. ISSUESITECHNICALIDESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a rezoning from 0-3, General Office District to Planned Office Development to allow the use of the existing building as a restaurant. The Office category represents services provided directly to consumers as well as general offices, which support basic economic activities. Master Street Plan: Cantreil 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 Cantrell 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: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. This property is located along one of the City's major waterways therefore, ongoing concern for the environmental issues such as: litter, water runoff, etc. is appreciated by both the City of Little Rock and the City Beautiful Commission. 3 FILE NO.: Z -3726-A frnnt. 3. If the rehabilitation costs exceeds fifty percent (50%) of the replacement costs then the associated landscaping and buffer ordinance must be brought into compliance accordingly. 4. Any/all new parking areas must be landscaped per City of Little Rock code. 5. An automatic irrigation system to water landscaped areas will be required. 6. Prior to the issuance of a building permit, it will be necessary to provide an approved landscape plan stamped with the seal of a Registered Landscape Architect. G. SUBDIVISION COMMITTEE COMMENT: (May 12, 2011) Mr. Maury Mitchell was present representing the request. Staff presented an overview of the development stating there were few outstanding technical issues associated with the request. Staff requested Mr. Mitchell provide the days and hours of operation for the restaurant. Staff also questioned the location of any dumpster facilities. Staff requested details of any proposed signage. Staff stated all site lighting was to be low level and directional, directed downward and into the site. Public Works comments were addressed. Staff stated the western driveway should be signed as exit only. Staff also stated any broken curb, gutter or sidewalk was to be repaired prior to the issuance of the certificate of occupancy for the development. Landscaping comments were addressed. Staff stated if the rehabilitation cost exceeded fifty percent of the replacement cost of the structure then landscaping was to be brought into compliance accordingly. Staff stated all new parking areas were to be constructed in 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 site plan to staff addressing issues raised at the May 12, 2011, Subdivision Committee meeting. The applicant has indicated a single sign will be located within the front yard area complying with signage allowed in office zones or a maximum of six feet in height and sixty-four square feet in area. The applicant has indicated building signage will not be utilized but is requesting the allowance of building signage consistent with signage allowed in office zones or a maximum of ten percent of the facade area abutting the public street. The revised plan indicates the placement of the dumpster near the 2 FILE NO.: Z -3726-A Cont.) northeast portion of the site. The western drive will be signed as exit only as requested by staff. The request is a rezoning from 0-3, General Office District to POD to add a restaurant as an allowable use under the current zoning. The site will maintain 0-3, General Office District uses as allowable uses for the property. The building contains a total of 8,212 square feet on three levels. The first floor contains approximately 3,165 square feet and will be used exclusively for restaurant operations. The second floor has approximately 2,695 square feet that will be used as a banquet area for the restaurant operation. Both first and second floors will have full bar access. The third floor has approximately 2,352 square feet and will be used primarily as an employee lounge, office and storage space. Within the building 75 percent will be used as kitchen and restaurant area. Future goals include an elevator, a 750 square foot patio to enhance and take advantage of the Arkansas River view. The patio will be located along the northern portion of the building between the building and the parking lot. The site contains 99 parking spaces. Based on the total square footage of the building including the patio addition a total of 89 parking spaces would be required to serve a restaurant use. To serve an office user a total of 20 Larking spaces would be required. Operation time for the restaurant will be from 10 am to 10 pm Monday through Sunday. The hours of dumpster service have not been limited. Staff recommends since there are residential uses located immediately south of the site the hours of dumpster service be limited to daylight hours. To staffs knowledge there are no remaining outstanding technical issues associated with the request. Staff feels the addition of a restaurant as an allowable use for this site is appropriate. 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 hours of dumpster service be limited to daylight hours. 5 FILE NO.: Z -3726-A Cont. PLANNING COMMISSION ACTION: (JUNE 2, 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 ❑, E and F of the agenda staff report. Staff also presented a recommendation the hours of dumpster service be limited to daylight hours. 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 9 ayes, 0 noes and 2 absent. C