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HomeMy WebLinkAboutZ-4336-KK Staff AnalysisFILE NO.: Z -4336 -KK NAME: 1021 Martin Luther King Drive Short -form PCD LOCATION: Located at 1021 Martin Luther King Drive DEVELOPER: Nolan Rushing, Agent P.O. Box 3546 Little Rock, AR 72203 FNr-,IN FFR• White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 0.861 acres NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF CURRENT ZONING: 0-2 and R-4 ALLOWED USES: Office and Institutional and Two-family PROPOSED ZONING: PCD PROPOSED USE: Office and Commercial VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: An application to rezone the site from 0-2, Office and Institutional District and R-4, Two-family District to PCD was on the Commission's May 10, 2012, Subdivision Agenda. The request was withdrawn prior to any discussion of the item concerning the proposed use. The request was to allow redevelopment of the site as a convenience store with gas pumps. A. PRO POSAUREQUESTJAPPLICANT'S STATEMENT: The request is a rezoning of the site from 0-2, Office and Institutional and R-4, Two-family district to PCD to allow the reuse of this existing building as an office supply store. The applicant has indicated the existing building will be refurbished FILE NO.: Z -4336 -KK on the interior and exterior. The applicant has also indicated within the interior an office/showroom area will be created to display office supplies and office furniture. The applicant has indicated the renovation cost will not exceed 50 percent of the replacement value of the structure. The applicant states his business model is the sale of various office related products and supplies, including furniture. The operation is primarily a stockless business. The orders are typically order and shipped from suppliers to the applicant's location and in turn are delivered by the applicant to the clients. The retail showroom will display some of the products the applicant markets but most sales activity will take place at the clients business. The applicant is seeking alternative uses as allowable uses for the property. In addition to the office supply store the following additional uses are being requested: Antique shop, excluding repairs, Bakery, Branch bank, Book and stationary shop, Cabinet/woodworking shop, Catering (food service), Clothing shop, Drugstore, or pharmacy, Florist shop, Food store, Hardware or sporting goods, Jewelry store and Warehouse, all inside. B. EXISTING CONDITIONS: The property is a retail/warehouse building with frontage on West 10th and 11th Streets and Martin Luther King Drive. There are two drives on Martin Luther Kin q� Drive and two drives on West 11th Street. A single drive is located on West 10t Street. There are a number of mature trees located on the eastern portion of the property north of the existing paved area. To the east of the site both along West 10th and 11th Streets are one and two-family homes. North of West 10th Street is an elementary school and south of West 11th Street is a large State office. To the west of the site is Arkansas Children's Hospital and medical office uses including private practice offices/clinics and offices/clinics associated with Children's Hospital. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a number of informational phone calls from area residents. All property owners located within 200 -feet of the site, the Central High Neighborhood Association and the Downtown Neighborhood Association were notified of the request. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. The dirt area being used for access to West 10th Street to the north property should be removed. 2 E FILE NO.: Z -4336 -KK (Cont. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Martin Luther King Drive and West 11th Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The existing driveway at Martin Luther King Drive and West 11th Street intersection must be removed. 5. Appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan are required to be installed at the intersection of Martin Luther King Drive and West 11 th Street. 6. The parking spaces west of the West 11th Street driveway should be removed. 7. No backup area is shown for the parking spaces on the east side of the building. 8. The east driveway accessing the east parking area should be removed and access should be taken from within the property. The driveway spacing does not comply with Section 30-43 and 31-210. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Sewer main location is not properly shown on the plat. Contact Little Rock Wastewater for additional information. En_ tffo: Easements are required. Contact Entergy at 945-5151 for additional information. Center -Point Ener : 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) are 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 3 O.: Z -4336 -KK (Cont. 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 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: Place fire hydrants per code. Maintain a minimum access of 20 -feet around the site's perimeter. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #11, the ML King, Jr. route. Parks and Recreation: No comment received. F. ISSUESITECH N ICAUDES IGN: Planning_ Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-4 (Two -Family District) and 0-2 (Office and Institutional District) to PCD (Planned Commercial District) to allow the use of the site as an office supply store and selected alternative uses. Master Street Plan: Martin Luther King Drive is a Collector and both 10th and 11th Streets are Local Streets. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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: 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. 4 FILE NO.: Z -4336 -KK (Cont.) 2. Both the City of Little Rock and the City Beautiful Commission recommend saving all of the existing on site trees. 3. If the rehabilitation costs of the project exceed fifty percent (50%) or more of the replacement cost of the building, then the landscape and buffer ordinances must come into compliancy proportionately. G. SUBDIVISION COMMITTEE COMMENT: (May 31, 2012) The applicant was present representing the request. Staff presented an overview of the request stating there were outstanding technical issues associated with the request in need of addressing prior to the public hearing. Staff requested the applicant provide a detailed cover letter concerning the proposed use and any alternative uses. Staff also questioned the proposed signage plan and any proposed fencing. Public Works comments were addressed. Staff stated a 20 -foot radial dedication was required at the intersection of West 11th Street and Martin Luther King Drive. Staff stated the driveway locations on West 11th Street did not meet the typical ordinance requirements. Staff requested the applicant close the eastern most drive entering the site on West 11th Street. Staff also requested the applicant remove the two (2) parking spaces west of the West 11th Street driveway which were backing into the driveway from West 11th Street. Landscaping comments were noted. Staff stated if rehabilitation cost of the project exceeded 50% of the replacement cost of the building then the landscape and buffer ordinances were to come into compliance proportionately. 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 a number of the issues raised at the May 31, 2012, Subdivision Committee meeting. The applicant has provided the signage plan and provided a detailed cover letter concerning the proposed use of the property. The applicant has also indicated there will not be any new fencing placed on the site. The two (2) drives on West 11th Street have been combined into a single drive and the drive on Martin Luther King Drive nearest West 11th Street has been indicated for removal on the site plan. The rezoning request is from 0-2, Office and Institutional and R-4, Two-family district to PD -C to allow the reuse of this existing building as an office supply store. The applicant has indicated cosmetic repairs will be completed on the existing building on both the interior and exterior. The remodel will include an 5 FILE NO.: Z -4336 -KK (Cont.) office/showroom area for display for office supplies and office furniture. The applicant has indicated the renovation cost will not exceed 50 percent of the replacement value of the structure. No new landscaping is proposed. The site contains a building with 13,441 square feet of gross floor area and 25 parking spaces. Based on the typical minimum parking required for a retail business 44 parking spaces would be required. The applicant states his operation is primarily a stockless business. That orders are typically placed by the applicant to a supplier, shipped from suppliers to the applicant's location and then delivered to the client from the applicant's warehouse. The retail showroom will display some of the products the applicant markets but most sales activity will take place at the clients business. In addition to the office supply store the following uses are being requested as allowable alternative uses: Antique shop, excluding repairs, Bakery, Branch bank, Book and stationary shop, Cabinet/woodworking shop, Catering (food service), Clothing shop, Drugstore, or pharmacy, Florist shop, Food store, Hardware or sporting goods, Jewelry store and Warehouse, all inside. The applicant is requesting a single user or multiple users of the building. The applicant has stated the warehouse portion of the building fronting on West 10th Street could potentially be rented to a separate user other than the retail user within the primary retail space. The site plan indicates the placement of a ground sign at the intersection of West 11th Street and Martin Luther King Drive. The sign is proposed with a maximum height of six (6) feet and a maximum sign area of sixty-four (64) square feet. Building signage is proposed on the front fagade abutting Martin Luther King Drive and on the facade facing West 11th Street. The maximum sign area proposed for each of the signs is ten (10) percent of the building fagade area. The applicant has indicated should a separate business locate in the warehouse portion of the building fronting West 10th Street a building sign will be placed on the front facade. The maximum sign area proposed is ten (10) percent. A single ground sign is proposed on West 10th Street not to exceed six (6) feet in height and sixty-four (64) square feet in area. The site plan includes the placement of a dumpster in the rear of the property. The applicant has not limited the hours of dumpster service to daylight hours. Although this area is non-residential to the north, south and west, there are residential units located to the east adjacent to the proposed dumpster site. Staff recommends as long as the units to the east are residential the hours of dumpster service be limited to daylight hours. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the rezoning as proposed to allow the use of the building as an office supply business and the alternative uses as proposed by the applicant will significantly impact the area. D FILE NO__ Z-4336-KK(Cont.) 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 if the units to the east are residential. PLANNING COMMISSION ACTION: (JUNE 21, 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 presented a recommendation the hours of dumpster service be limited to daylight hours if the unit to the east was residential. Staff presented a recommendation ground signage be limited to six (6) feet in height and sixty-four (64) square feet in area. There was no further discussion of the item. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. FA ITEM NO.: 4. Z -4336 -KK NAME: 1021 Martin Luther King Drive LOCATION: located at 1021 Martin Luther King Drive 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 June 6, 2012. The Office of Planning and Development must receive the proof of notice no later than June 15, 2012. 2. Provide a cover letter outlining the proposed project. 3. Provide the proposed uses including an alternative uses for the site. 4. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster facility. 5. Will the hours of dumpster service be limited to daylight hours? 6. Provide the days and hours of operation for the proposed business. 7. Provide details of any proposed signage including building and ground signage. Provide the location of any building signage and identify the percentage of facade area proposed for signage. Provide the location of any ground signage and provide the total height and total sign area. The property is currently zoned 0-2 which allows a maximum sign height of six feet and a maximum sign area of sixty-four square feet. (6 Ft. x 64 Sq. Ft.) 8. All site lighting must be low level and directional, directed downward and into the site. 9. Will any fencing be added to the site? If so provide the location of the proposed fencing along with a note indicating the fencing material and total height. 10. The street right of way agreement must be executed. Variance/Waivers: None requested. Public Works Conditions: 1. The dirt area being used for access to W. 10th Street to the north property should be removed. 2. A 20 foot radial dedication of right-of-way is required at the intersection of Martin Luther King Drive and Vilest 11th Street. 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 4. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The existing driveway at Martin Luther King Drive and West 11th Street intersection must be removed. 5. Appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan are required to be installed at the Item # 4 intersection of Martin Luther King Drive and West 11th Street. 6. The parking spaces west of the West 11th Street driveway should be removed. 7. No backup area is shown for the parking spaces on the east side of the building. 8. The east driveway accessing the east parking area should be removed and access should be taken from within the property. The driveway spacing does not comply with Section 30-43 and 31-210. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Sewer main location is not properly shown on the plat. Contact Little Rock Wastewater for additional information. Entergy: Easements are required. Contact Entergy at 945-5151 for additional information. Center -Point Ener : 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) are 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 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: Place fire hydrants per code. Maintain a minimum access of 20 -feet around the site's perimeter. Contact the Little Rock Fire Department for additional information. County Planning, No comment. CATA: The site is located on CATA Bus Route #11, the ML King, Jr. route. Parks and Recreation: No comment received. Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Office Commercial (MOC) for this property. The Mixed Item # 4 Office Commercial category provides for a mixture of office and commercial uses to occur. Acceptable uses are office or mixed office and commercial. A Planned Zoning District is required if the use is mixed office and commercial. The applicant has applied for a rezoning from R-4 (Two -Family District) and 0-2 (Office and Institutional District) to PCD (Planned Commercial District) to allow the use of the site as an office supply store. Master Street Plan: Martin Luther King Jr. Drive is a Collector and both 10th and 11th Streets are Local Streets. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. 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: 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. Both the City of Little Rock and the City Beautiful Commission recommend saving all of the existing on site trees. 3. If the rehabilitation costs of the project exceed fifty percent (50%) or more of the replacement cost of the building, then the landscape and buffer ordinances must come into compliancy proportionately. 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, June 6, 2012. Item # 4