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HomeMy WebLinkAboutZ-4563-A Staff AnalysisFILE Z-4 -A NAME: COMMUNITY BAKERY -- AMENDED SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: At the southwest corner of S. Main St. and W. 12th. St., at 1202 S. Main St. DEVELOPER: ARCHITECT: Joseph C. Fox Terry Burruss COMMUNITY BAKERY, INC. TERRY BURRUSS, ARCHITECT 1202 S. Main St. 1621 S. Battery St. Little Rock, AR 72202 Little Rock, AR 72202 375-8656 376-3676 AREA: 0.49 ACRES NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD PROPOSED USES: Restaurant, Offices, and Residential PLANNING DISTRICT: 8 CENSUS TRACT: 1 VARIANCES REQUESTED: None BACKGROUND: The Community Bakery is one element of a larger PCD plan, the "Main Street Project", which extended from 12th. St. to 14th. St., and from the alley between Center and Louisiana Streets on the west to Scott St. on the east. The PCD was approved by the Planning Commission on November 26, 1985, then was established by the Board of Directors on December 17, 1985, in Ordinance No. 15,016. STATEMENT OF PROPOSAL: The applicant proposes to amend the approved site plan for the Community Bakery development to modify the arrangement of the parking lots and the alignment of the alley. The approved site plan provided for an offset in the alley to the west of its original/existing location, with parking behind/to the west of the Community Bakery building, between the building and the alley alignment, and head -in parking to the west of and off the alley. The current proposal retains the original/existing alignment of the alley, without the offset; reduces the number of parking spaces in the parking lot provided between the rear of the Community Bakery building and the alley; and increases the number of spaces in the parking lot to the west of the alley. The applicant proposes to provide 13 parking spaces on the lot immediately behind the Community Bakery facility, in lieu of the FILE ❑.: Z-4 63-A(Cont.) 17 shown on the approved site plan. On the parking lot to the west of the ally, the applicant proposes to provide 12 "head -in" spaces off the alley, plus 10 diagonal spaces off a driveway into the lot. This is in lieu of 14 spaces shown on the approved site plan for the lot to the west of the re -aligned alley. The approved site plan, then, provided for a total of 31 parking spaces; the revised plan provides for 35 spaces, but without re- aligning the alley and the off -set in its alignment. A. PR P AL RE UEST• Planning Commission review and Board of Directors approval is requested for an amended site plan for the Community Bakery PCD development. No variances are requested. B. EXISTING CONDITIONS,: The development of the Community Bakery in its location at W. 12th. St. and S. Main St. was begun in 1991. The parking, as planned at that time, was never developed. The alley was supposed to have been moved west with an offset in its alignment at the south boundary of the Community Bakery property line, and head -in parking was supposed to have been provided off the re -aligned alley. The parking lot behind the Community Bakery facility was supposed to have included the land gained from the relocation of the alley. The alley has not been re -aligned, and traffic continues to use the alley as originally platted. The unpaved lot to the west of the alley is used for Community Bakery customer and staff parking, and the arrangement of the parking is much like it is proposed to be in its proposed layout. The existing zoning of the site is PCD. HR and GB zoning districts lie across Main St. to the east; I-630 lies to the north; a PRD, an apartment development, lies to the west; and the Main St. PCD lies to the south of the site. C. ENGINEERING/UTILITY COMMENTS: The Public Works staff comments that: 1) The parking lot west of the alley needs to be re- designed to incorporate all spaces within the lot; the head -in spaces off the alley should be eliminated. 2) All parking spaces should be designed to be used by all vehicles. No "compact car only" spaces should be provided. 3) Sidewalks and ramps are to be improved west of the alley. 2 FILE NO.: Z -4563-A (Cont.) 4) The alley apron is to be constructed to conform to City standards. Little Rock Municipal Water Works had no comment. Little Rock Wastewater Utility noted that a sewer main is located in the alley. Arkansas Power and Light Co. noted that they will require easements. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. The Neighborhoods and Planning Site Plan Review Specialist comments that the proposed western buffer falls below the 5 feet required by the Zoning Buffer Ordinance and the 4 foot minimum required by the Landscape Ordinance. The interior landscaping is short of the Landscape Ordinance requirement of 337 square feet by 186 square feet. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Traffic Engineering objects to the proposed head -in perpendicular parking off the alley, and wants the parking lot design changed to provide a center driveway with parking provided off this center driveway. Traffic Engineering does not want vehicles backing into the alley. There is no objection to leaving the alley in its current alignment. The plan, as submitted, is deficient in meeting the Zoning Buffer Ordinance and the Landscape Ordinance requirements. E. ANALYSIS• The amended site plan for the development of the Community Bakery parking lots has unresolved issues which must be addressed before staff can support the design. F. STAFF RECOMMENDATIONS: Staff recommends that the item be deferred until the applicant, his design professional, and City staff can agree on the parking lot layout. 3 FILE NO.: Z-45 -A Cont. BDIVI ION 2QMMITTEECOMMENT: (JULY 20, 1995) The applicant, Mr. Joe Fox, and Mr. Terry Burruss, the project architect, were present. Staff outlined the request and reviewed with Misters Fox and Burruss the comments contained in the discussion outline. David Scherer, of the Public Works Staff, and Bill Henry, the Traffic Engineer, discussed the recommendation regarding the design of the parking lot west of the alley; that a central drive be utilized, with parking provided on both sides of the driveway, and the head -in parking off the alley be eliminated. Mr. Fox and Mr. Burruss responded that there was a concern that such an arrangement would reduce the number of parking spaces; that the perpendicular parking provides more spaces than diagonal parking would provide in a re- design of the lot. Mr. Fox maintained that the gravel parking lot which is in use at this time has the perpendicular parking off the alley, and that there has been no traffic problem with this arrangement. He pointed out that the approved site plan, with the alley off -set to the west, has perpendicular parking backing into the re -aligned alley. He was also concerned that moving the parking off the alley increased the walking distance of customers to his establishment. Misters Fox and Burruss, however, indicated that they would meet with the Public Works staff and review the options. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (AUGUST 8, 1995) The Planning Commission being in receipt of a communication from the applicant requesting deferral the Commission acted on the request by placing the PUD application on the agenda for September 19, 1995 and on the Consent Agenda for deferral. A motion to that effect was made and passed by a vote of 7 ayes, 0 nays and 4 absent. SUBDIVISION COMMITTEE COMMENT: (AUGUST 31, 1995) Staff reported that all issues had been resolved; a revised site plan has been submitted, and both Public Works and the Neighborhoods and Planning Site Plan Review Specialist have approved the plan. Staff reviewed with the Commission members the revised plan, and the Subdivision Committee forwarded the item to the full Commission for the Public Hearing. PLANNING COMMISSION ACTION: (SEPTEMBER 19, 1995) Staff reported that all concerns of Public Works concerning the parking lot layout and the issues regarding landscaping have been 4 FILE Z-45 -A Cont. resolved. Staff recommended approval of the amended PCD. The item was included on the Consent Agenda for approval, and was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, and 1 open position. 5 September' 19, .1995 ITEM NO.: 9 FILE NO.: 7-4 -A NAME: COMMUNITY BAKERY -- AMENDED SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: At the southwest corner of S. Main St. and W. 12th. St., at 1202 S. Main St. DEVELOPER: ARCHITECT: Joseph C. Fox Terry Burruss COMMUNITY BAKERY, INC. TERRY BURRUSS,'ARCHITECT 1202 S. Main St. 1621 S. Battery St. Little Rock, AR 72202 Little Rock,. AR 72202 375-8656 376-3676 AREA: 0.49 ACRES N=ER OF LOTS: 1 FT. NEW -STREET: 0 ZONING: PCD PROPOSED USES: Restaurant, Offices, and Residential PLAIMING DISTRICT: 8 CENSUS TRACT: 1 VARIANCES REQUESTED: None BACKQROUND The Community Bakery is one element of a larger PCD plan, the "Main Street Project", which extended from 12th. St. to 14th. St., and from the alley between Center and Louisiana Streets on the west to Scott St. on the east. The PCD was approved by the Planning Commission on November 26, 1985, then was established by the Board of Directors on December 17, 1985, in Ordinance No. 15,016. STATEMENT OF PR POSAL: The applicant proposes to amend the approved site plan for the Community Bakery development to modify the arrangement of the parking lots and the alignment of the alley. The approved site plan provided for an offset in the alley to the west of its original/existing location, with parking behind/to the west of the Community Bakery building, between the building and the alley alignment, and head -in parking to the west of and off the alley. The current proposal retains the original/existing alignment of the alley, without the offset; reduces the number of parking September 19,'1995 SUBDIVISION ITEM N(Cont. FILE D.: spaces in the parking lot provided between the rear of the Community Bakery building and the alley; and increases the number of spaces in the parking lot to the wrest of the alley. The applicant proposes to provide 13 parking spaces on the lot immediately behind the Community Bakery facility, in lieu of the 17 shown on the approved site plan. on the parking lot to the west of the ally, the applicant proposes to provide 12 "head -in" spaces off the alley, plus 10 diagonal spaces off a driveway into the lot. This is in lieu of 14 spaces shown on the approved site plan for the lot to the west of the re -aligned alley. The approved site plan, then, provided for a total of 31 parking spaces; the revised plan provides for 35 spaces, but without re- aligning the alley and the off -set in its alignment. A. PROPOS AL RE E T• Planning Commission review and Board of Directors approval is requested for an amended site plan for the Community' Bakery PCD development. No variances are requested. B. EXISTING CONDITIONS: The development of the Community Bakery in its location at W. 12th. St. and S. Main St. was begun in 1991. The parking, as planned at that time, was never developed. The alley was supposed to have been moved west with an offset in its alignment at the south boundary of the Community Bakery property line, and head -in parking was supposed to have been provided off the re -aligned alley. The parking lot behind the Community Bakery facility was supposed to have included the land gained from the relocation of the alley. The alley has not been re -aligned, and traffic continues to use the alley as originally platted. The unpaved lot to the west of the alley is used for Community Bakery customer and staff parking, and the arrangement of the parking is much like it is proposed to be in its proposed layout. The existing zoning of the site is PCD. HR and GB zoning districts lie across Main St. to the east; I-630 lies to the north; a PRD, an apartment development, lies to the west; and the Main St. PCD lies to the south of the site. C. ENGINEERING UTILITY C0101ENTS: The Public Works staff comments that: 1) The parking lot west of the alley needs to be re- designed to incorporate all spaces within the lot; the head -in spaces off the alley should be eliminated. September 19,'1995 SUB DzvI —IQN ITEM NO.: C n FILE NQ.: Z-455 -A 2) All parking spaces should be designed to be used by all vehicles. No "compact car only" spaces should be provided. 3) Sidewalks and ramps are to be improved west of the alley. 4) The alley apron is to be constructed to conform to City standards. Little Rock Municipal Water Works had no comment. Little Rock Wastewater Utility noted that.a sewer main,is located in the alley. Arkansas Power and Light Co. noted that they will require easements. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. The Neighborhoods and Planning Site Plan Review Specialist comments that the proposed western buffer falls below the 5 feet required by the Zoning Buffer Ordinance and the 4 foot minimum required by the Landscape Ordinance. The interior landscaping is short of the Landscape Ordinance requirement of 337 square feet by 186 square feet. D. ISSUESILEGALITECHNICALIDESIGN: Traffic Engineering objects to the proposed head -in perpendicular parking off the alley, and wants the parking lot design changed to provide a center driveway with parking provided off this center driveway. Traffic Engineering does not want vehicles backing into the alley. There is no objection to leaving the alley in its current alignment. The plan, as submitted, is deficient in meeting the Zoning Buffer Ordinance and the Landscape Ordinance requirements. E. ANALYSIS• The amended site plan for the development of the Community Bakery parking lots has unresolved issues which must be addressed before staff can support the design. 3 September 19,'1995 SUBDIVISION ITEM NO.: Cont. FILE NO.: Z-4 6 -A F. STAFF RECOMMENDATIQNO: Staff recommends that the item be deferred until the applicant, his design professional, and City staff can agree on the parking lot layout. IIBDIVI ION COMMITTEE COMMENT: (JULY 20, 1995) The applicant, Mr. Joe Fox, and Mr. Terry Burruss, the project architect, were present. Staff outlined the request and reviewed with Misters Fox and Burruss the comments contained in the discussion outline. David Scherer, of the Public Works Staff, and Bill Henry, the Traffic Engineer, discussed the recommendation regarding the design of the parking lot west of the alley; that a central drive be utilized, with parking provided on both sides of the driveway, and the head -in parking off the alley be eliminated. Mr. Fox and Mr. Burruss responded that there was a concern that such an arrangement would reduce the number of parking spaces; that the perpendicular parking provides more spaces than diagonal parking would provide in a re- design of the lot. Mr. Fox maintained that the gravel parking lot which is in use at this time has the perpendicular parking off the alley, and that there has been no traffic problem with this arrangement. He pointed out that the approved site plan, with the alley off -set to the west, has perpendicular parking backing into the re -aligned alley. He was also concerned that moving the parking off the alley increased the walking distance of customers to his establishment. Misters Fox and Burruss, however, indicated that they would meet with the Public Works staff and review the options. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMM_1SSION ACTION: (AUGUST 8, 1995) The Planning Commission being in receipt of a communication from the applicant requesting deferral the Commission acted on the request by placing the PUD application on the agenda for September 19, 1995 and on the Consent Agenda for deferral. A motion to that effect was made and passed by a vote of 7 ayes, 0 nays and 4 absent. SIIBI)IVI ION COMMITTEE COMMENT: (AUGUST 31, 1995) Staff reported that all issues had been resolved; a revised site plan has been submitted, and both Public Works and the Neighborhoods and Planning Site Plan Review Specialist have approved the plan. Staff reviewed with the Committee members the 4 Septembet 19,'1995 K -i cj ITEM ND_: C nt. FILE N A revised plan, and the Subdivision Committee forwarded the item to the full Commission for the Public Hearing. PL qNING C MMIS ION ACTION: (SEPTEMBER 19, 1995) Staff reported that all concerns of Public Works concerning the parking lot layout and the issues regarding landscaping have been resolved. Staff recommended approval of the amended PCD. The item was included on the Consent Agenda for approval, and was approved with the vote of 8 ayes, 0 nays, 2 absent, 0 abstentions, -and 1 open position. 5 August 8, 1995 ITEM NO.: 4 FILE NO.: Z -4563-A NAME: COMMUNITY BAKERY -- AMENDED SHORT -FORM PLANNED COMMERCIAL DEVELOPMENT LOCATION: At the southwest corner of S. Main St. and W. 12th. St., at 1202 S'.-MainySt.. DEVELOPER: Joseph C. Fox COMMUNITY BAKERY, 1202 S. Main St. Little Rock, AR 375-8656 AREA: 0.49 ACRES ZONING: PCD ARCHITECT: Terry Burruss INC. TERRY BURRUSS, ARCHITECT 1621 S. Battery St. 72202 Little Rock, AR 72202 376-3676 NUMBER OF LOTS: 1 FT. NEW STREET: 0 PLANNING DISTRICT: 8 CENSUS TRACT: 1 VARIANCES REQUESTED: None BACKGROUND: PROPOSED USES: Restaurant, Offices, and Residential The Community Bakery is one element of a larger PCD plan, the "Main Street Project", which extended from 12th. St. to 14th. St., and from the alley between Center and Louisiana Streets on the west to Scott St. on the east. The PCD was approved by the Planning Commission on November 26, 1985, then was established by the Board of Directors on December 17, 1985, in Ordinance No. 15,016. STATEMENT OF PROPOSAL: The applicant proposes to amend the approved site plan for the Community Bakery development to modify the arrangement of the parking lots and the alignment of the alley. The approved site plan provided for an offset in the alley to the west of its original/existing location, with parking behind/to the west of the Community Bakery building, between the building and the alley alignment, and head -in parking to the west of and off the alley. The current proposal retains the original/existing alignment of the alley, without the offset; reduces the number of parking August 8, 1995 HDIVI I ITEM NQ,:(Cont.)FILE O.: Z -4563 - spaces -4 6 - spaces in the parking lot provided between the rear of the Community Bakery building and the alley; and increases the number of spaces in the parking lot to the west of the alley. The applicant proposes to provide 13 parking spaces on the lot immediately -behind- the7,-Community-Bakery facility, - in -•-lieu -of the 17 shown on the approved site plan. On the parking lot to the west of the ally, the applicant proposes to provide 12 "head -in" spaces off the alley, plus 10 diagonal spaces off a driveway into the lot. This is in lieu of 14 spaces shown on the approved site plan for the lot to the west of the re -aligned alley. The approved site plan, then, provided for a total of 31 parking spaces; the revised plan provides for 35 spaces, but without re- aligning the alley and the off -set in its alignment. A. PROPOSAL/R�ST: Planning Commission review and Board of Directors approval is requested for an amended site plan for the Community Bakery PCD development. No variances are requested. B. EXISTING CONDITIONS: The development of the Community Bakery in its location at W. 12th. St. and S. Main St. was begun in 1991. The parking, as planned at that time, was never developed. The alley was supposed to have been moved west with an offset in its alignment at the south boundary of the Community Bakery property line, and head -in parking was supposed to have been provided off the re -aligned alley. The parking lot behind the Community Bakery facility was supposed to have included the land gained from the relocation of the alley. The alley has not been re -aligned, and traffic continues to use the alley as originally platted. The unpaved lot to the west of the alley is used for Community Bakery customer and staff parking, and the arrangement of the parking is much like it is proposed to be in its proposed layout. The existing zoning of the site is PCD. HR and GB zoning districts lie across Main St. to the east; I-630 lies to the north; a PRD, an apartment development, lies to the west; and the Main St. PCD lies to the south of the site. C. ENGINEERINGZOTILITY COMMENTS: The Public Works staff comments that: 1) The parking lot west of the alley needs to be re- designed to incorporate all spaces within the lot; the head -in spaces off the alley should be eliminated. K August 8, 1995 BDIVI Io ITEM No.: 4 Cont.) FILE NO.: Z-456 2) All parking spaces should be designed to be used by all vehicles. No "compact car only" spaces should be provided. 3 ) __ -Sidewa-lks -and,--ramps - are - -to ,-be --improved -west of -,the alley. 4) The alley apron is to be constructed to conform to City standards. Little Rock Municipal Water Works had no comment. Little Rock Wastewater Utility noted that a sewer main is located in the alley. Arkansas Power and Light Co. noted that they will require easements. Arkansas Louisiana Gas Co. approved the submittal without comment. Southwestern Bell Telephone Co. approved the submittal without comment. The Fire Department approved the submittal without comment. The Neighborhoods and Planning Site Plan Review Specialist comments that the proposed western buffer falls below the 5 feet required by the Zoning Buffer Ordinance and the 4 foot minimum required by the Landscape Ordinance. The interior landscaping is short of the Landscape Ordinance requirement of 337 square feet by 186 square feet. D. ISSUES/LEGAL/TECHNICAL/DESIGN: Traffic Engineering objects to the proposed head -in perpendicular parking off the alley, and wants the parking lot design changed to provide a center driveway with parking provided off this center driveway. Traffic Engineering does not want vehicles backing into the alley. There is no objection to leaving the alley in its current alignment. The plan, as submitted, is deficient in meeting the Zoning Buffer Ordinance and the Landscape Ordinance requirements. E. ANALYSIS: The amended site plan for the development of the Community Bakery parking lots has unresolved issues which must be addressed before staff can support the design. 3 August 8, 1995 ■ Ip R ITEM 4 Cont,FILE N Z -4563- F. -4 3- F. STAFF RE -COMMENDATION Staff recommends that the item be deferred until the applicant, his design professional, and City staff can agree on the parking lot layout. SgBDIVIaION COMMITTEE COMMENT: (JULY 20, 1995) The applicant, Mr. Joe Fox, and Mr. Terry Burruss, the project architect, were present. Staff outlined the request and reviewed with Misters Fox and Burruss the comments contained in the discussion outline. David Scherer, of the Public Works Staff, and Bill Henry, the Traffic Engineer, discussed the recommendation regarding the design of the parking lot west of the alley; that a central drive be utilized, with parking provided on both sides of the driveway, and the head -in parking off the alley be eliminated. Mr. Fox and Mr. Burruss responded that there was a concern that such an arrangement would reduce the number of parking spaces; that the perpendicular parking provides more spaces than diagonal parking would provide in a re- design of the lot. Mr. Fox maintained that the gravel parking lot which is in use at this time has the perpendicular parking off the alley, and that there has been no traffic problem with this arrangement. He pointed out that the approved site plan, with the alley off -set to the west, has perpendicular parking backing into the re -aligned alley. He was also concerned that moving the parking off the alley increased the walking distance of customers to his establishment. Misters Fox and Burruss, however, indicated that they would meet with the Public Works staff and review the options. The Committee forwarded the item to the full Commission for the public hearing. PLANNING COMMISSION ACTION: (AUGUST 8, 1995) The Planning Commission being in receipt of a communication from the applicant requesting deferral the Commission acted on the request by placing the PUD application on the agenda for September 19, 1995 and on the Consent Agenda for deferral. A motion to that effect was made and passed by a vote of 7 ayes, 0 nays and 4 absent. 4