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HomeMy WebLinkAboutZ-4347 Staff AnalysisOctober 22, 1984 Item No. 2 - Z-4347 Owner: Address: Description: Zoned: Request: Present Use of the Property: Proposed use of the Property: STAFF REPORT: A. Realty Associates, Inc. By: Ernest J. Peters 1000 Block of Interstate 30 Frontage Road, West Side Long Legal "HR" High Density Residential Issue a conditional use permit for an eating place without drive-in service. Vacant Restaurant/Eat-In Engineering Issues None reported at this writing; however, Planning staff noted that the street improvements along East 10th Street may need upgrading. B. Staff Analvsis This application was filed under provisions of the Central Little Rock Zoning Ordinance as a conditional use permit. The proposal is to erect an eat -in type restaurant with access limited to the frontage road and East 11th Street. This block has a history in residential and church use as well as the Arkansas Repertory Theater. The block to the south contains the University of Arkansas Graduate Institute campus and some office electronic lab type uses. The block to the north contains a mix of single family, multifamily, restaurants and a service station. The two restaurants are prior CUP issues dating back to the mid -1970's. Those restaurants were scrutinized closely by the Quapaw Quarter Association, the MacArthur Park Association and others with an interest in maintaining the character of the park neighborhood. As a result of the hearings on those cases, two things occurred: October 22, 1984 Item No. 2 - Continued 1. A City Board resolution was passed prohibiting further commercial development abutting the park or facing across the boundary streets. 2. Rigid site plan review criteria such as color of buildings and roofs, limiting west walls to brick and brick walls as buffers. In addition sign plans were required restricting the height of signs below the rooflines of the proposed structures and well landscaped sites were required. The staff has reviewed this proposal with the above in mind. We have determined that the site does qualify for commercial development inasmuch as there is an intervening row of lots along McAlmont. As to the site plan design, our review has not produced a negative comment relative to the kinds of criteria noted above. This is in greater measure due to the designing agent having taken steps to deal with critical issues such as access. The only areas not specifically addressed on the plan are sign height and building exterior composition. The building proposed is not completely visible from MacArthur Park but does offer some of the same kinds of visibility issues that are likely to arise. These are: (1) color of roof, (2) direction of site lighting, (3) retention of large mature trees on the site. C. Staff Recommendation The staff recommends approval of the conditional use permit conditioned upon the following: 1. Provision of a landscape plan that retains the larger mature single trunk trees in a fashion that assures some long-term protection. These should be marked and protected during construction. 2. The upgrading of all boundary streets to City standards. 3. A site lighting plan directing light away from the neighborhood. 4. Approval of a signing plan by the Sign Code staff with no sign height greater than the roofline of the proposed building (ridge line if pitched and deck line if flat). October 22, 1984 Item No. 2 - Continued 5. Elevations of the building with the color scheme and construction materials should be reviewed by the Board of Adjustment. 6. The dumpster location should be reflected on the plan with the screening treatment indicated and compatible with the building finish, preferably brick. BOARD OF ADJUSTMENT ACTION: The applicant, Ernie Peters, was present. There were also three to four persons in attendance objecting to the request. Mr. Peters addressed the staff's recommendation and presented the proposed site plan. He indicated that the site plan had been modified to satisfy the staff's concerns. Mr. Peters said that the site would be heavily landscaped and occupied by a quality fast food establishment. Various Board of Adjustment members expressed concern about the drive through aspect and about the certainty of what kind of eating establishment was planned. Mr. Peters indicated that he has had some preliminary discussions with one company, but nothing was firm. He also stated that the only frontage would be the I-30 access road. Mary Hart, a resident on McAlmont Street, was very concerned about the traffic circulation. Mr. Peters then explained the proposed circulation and said that there would be an exit only on 11th Street. Sam Sparks, a property owner in the area, was concerned about lighting and traffic. He said that there was already a problem with traffic because of the existing eating places. Mr. Sparks also suggested that a brick wall be utilized to buffer the project from the existing residential uses. Merl Seamon, landscape architect for the project, spoke about the proposed signs and that they should not create any problems for the residents on McAlmont Street. Mr. Peters said the sign would only be visible from the access road. There was a lengthy discussion about the buffer and signs. Mr. Sparks again asked that a brick wall be utilized. Cheryl Nichols of the Quapaw Quarter Association discussed the staff analysis and said that commercial development was inappropriate for the edge of MacArthur Park. She also pointed out that the design was not compatible with the historic district. Ms. Nichols said that the real issue was further commercialization in the area. The site was zoned for high density residential use which was a more appropriate development pattern. After some additional comments, a motion was made to deny the conditional use permit until more specifics were provided. The motion passed by a vote of 5 ayes, 2 noes and 2 absent. The conditional use permit was denied. October 22, 1984 Item No. 2 - Z-4347 Owner: Address: Description: Zoned: Request: Present Use of the Property: Proposed use of the Property: STAFF REPORT: Realty Associates, Inc. By: Ernest J. Peters 1000 Block of Interstate 30 Frontage Road, West Side Long Legal "HR" High Density Residential Issue a conditional use permit for an eating place without drive-in service. Vacant Restaurant/Eat-In A. Engineerinq Issues . None reported at this writing; however, Planning staff noted that the street improvements along East 10th Street may need upgrading. B. Staff Analysis This application was filed under provisions of the Central Little Rock Zoning Ordinance as a conditional use permit. The proposal is to erect an eat -in type restaurant with access limited to the frontage road and East 11th Street. This block has a history in residential and church use as well as the Arkansas Repertory Theater. The block to the south contains the University of Arkansas Graduate Institute campus and some office electronic lab type uses. The block to the north contains a mix of single family, multifamily, restaurants and a service station. The two restaurants are prior CUP issues dating back to the mid -1970's. Those restaurants were scrutinized closely by the Quapaw Quarter Association, the MacArthur Park Association and others with an interest in maintaining the character of the park neighborhood. As a result of the hearings on those cases, two things occurred: October 22, 1984 Item No. 2 - Continued 1. A City Board resolution was passed prohibiting further commercial development abutting the park or facing across the boundary streets. 2. Rigid site plan review criteria such as color of buildings and roofs, limiting west walls to brick and brick walls as buffers. In addition sign plans were required restricting the height of signs below the rooflines of the proposed structures and well landscaped sites were required. The staff has reviewed this proposal with the above in mind. We have determined that the site does qualify for commercial development inasmuch as there is an intervening row of lots along McAlmont. A$ to the site plan design, our review has not produced a negative comment relative to the kinds of criteria noted above. This is in greater measure due to the designing agent having taken steps to deal with critical issues such as access. The only areas not specifically addressed on the plan are sign height and building exterior composition. The building proposed is not completely visible from MacArthur Park but does offer some of the same kinds of visibility issues that are likely to arise. These are: (1) color of roof, (2) direction of site lighting, (3) retention of large mature trees on the site. C. Staff Recommendation The staff recommends approval of the conditional use permit conditioned upon the following: 1. Provision of a landscape plan that retains the larger mature single trunk trees in a fashion that assures some long-term protection. These should be marked and protected during construction. 2. The upgrading of all boundary streets to City standards. 3. A site lighting plan directing light away from the neighborhood. 4. Approval of a signing plan by the Sign Code staff with no sign height greater than the roofline of the proposed building (ridge line if pitched and deck line if flat). October 22, 1984 Item No. 2 - Continued 5. Elevations of the building with the color scheme and construction materials should be reviewed by the Board of Adjustment. 6. The dumpster location should be reflected on the plan with the screening treatment indicated and compatible with the building finish, preferably brick. BOARD OF ADJUSTMENT ACTION: The applicant, Ernie Peters, was present. There were also three to four persons in attendance objecting to the request. Mr. Peters addressed the staff's recommendation and presented the proposed site plan. He indicated that the site plan had been modified to satisfy the staff's concerns. Mr. Peters said that the site would be heavily landscaped and occupied by a quality fast food establishment. Various Board of Adjustment members expressed concern about the drive through aspect and about the certainty of what kind of eating establishment was planned. Mr. Peters indicated that he has had some preliminary discussions with one company, but nothing was firm. He also stated that the only frontage would be the I-30 access road. Mary Hart, a resident on McAlmont Street, was very concerned about the traffic circulation. Mr. Peters then explained the proposed circulation and said that there would be an exit only on 11th Street. Sam Sparks, a property owner in the area, was concerned about lighting and traffic. He said that there was already a problem with traffic because of the existing eating places. Mr. Sparks also suggested that a brick wall be'utilized to buffer the project from the existing residential uses. Merl Seamon, landscape architect for the project, spoke about the proposed signs and that they should not create any problems for the residents on McAlmont Street. Mr. Peters said the sign would only be visible from the access road. There was a lengthy discussion about the buffer and signs. Mr. Sparks again asked that a brick wall be utilized. Cheryl Nichols of the Quapaw Quarter Association discussed the staff analysis and said that commercial development was inappropriate for the edge of MacArthur Park. She also pointed out that the design was not compatible with the historic district. Ms. Nichols said that the real issue was further commercialization in the area. The site was zoned for high density residential use which was a more appropriate development pattern. After some additional comments, a motion was made to deny the conditional_ use permit until more specifics were provided. The motion passed by a vote of 5 ayes, 2 noes and 2 absent. The conditional use permit was denied.