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HomeMy WebLinkAboutZ-4563-B Staff AnalysisDecember 7, 2000 ITEM NO.: 6 NAME: Community Bakery - Revised PCD LOCATION: 1200-1210 Main Street DEVELOPER: ARCHITECT: FILE NO.: Z -4563-B Community Bakery, Inc. Terry Burruss, Architects 1202 Main Street, Ste. 220 1202 Main Street, Ste. 230 Little Rock, AR 72202 Little Rock, AR 72202 AREA: Approx. 0.72 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD/UU ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: BACKGROUND: Mixed Residential/Office/ Commercial Mixed Residential/Office/ Commercial, with additional building area for bakery production None requested. The Community Bakery is one element of a larger PCD plan, the "Main Street Project", which extended from 12th Street to 14th Street, and from the alley between Center and Louisiana Streets on the west to Scott Street on the east. The PCD was approved by the Planning Commission on November 26, 1985, and then was established by the Board of Directors on December 17, 1985, in Ordinance No. 15,016. On March 19, 1991 the Board of Directors passed Ordinance No. 16,023 and on October 17, 1995 the Board passed Ordinance No. 16,986, both of which included changes to the original "Main Street Project" PCD for the Community Bakery component only. The ordinances included revisions to the previously approved parking and building design, reflecting what is currently on the site today. December 7, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z -4563-B The applicant proposes to revise the previously approved PCD for the Community Bakery component of the "Main Street Project". The applicant proposes to add the building at 1210 Main Street to the PCD. There is currently a trophy shop in this building. The applicant also proposes to add an approximate 2,915 square foot one-story addition to the rear of this building. This addition would allow for expansion of Community Bakery production facilities and the relocation of Delivery Systems, Inc., a newspaper distribution company (storage space). The applicant is requesting UU permitted uses as alternate uses for the building and building addition at 1210 Main Street, as this is the property's current zoning. The proposed building addition is the only proposed physical change to the property. The following is a list of the existing and proposed building area with mixture of uses: Cohn Building - 2 story 1st floor - Bakery/Retail/Office 6,000 sq. ft. 2nd floor - Office 6,000 sq. ft. Cohn Annex - 3 story 15t floor - Bakery Production 2,734 sq. ft. 2"d floor - Office 3,323 sq. ft. 3=d floor - Apartments 2,860 sq. ft. 1210 Main Street - 1 story Trophy Shop (permitted UU uses) 4,000 sq. ft. Proposed Addition - Bakery 2,915 sq. ft. Production, Delivery Systems (UU permitted uses) Total Building Area 27, 832 sq. ft. Please see the attached site plan for the existing building, parking and drive locations and the proposed building addition. B. EXISTING CONDITIONS: The site includes the Community Bakery building, the building immediately south (Trophy Shop) and the parking across the alley to the west. There is a mixture of commercial uses to the south along Main Street, with I-630 to the north. There is a commercial building across Main Street to the east, with office and residential uses further east and southeast. There is an apartment complex 2 December 7, 2000 SUBDIVISION ITEM NO.: 6 (Cont. FILE NO.: Z -4563-B immediately west of the site and a mixture of office, commercial and residential uses further west across Louisiana Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Downtown, East of Broadway and MacArthur Park Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main located in alley. Contact Little Rock Wastewater Utility prior to construction. AP&L: No Comment. ARKT_A : No Comment. Southwestern Bell: Water: No Comment. No Comment received. Fire Department: Private fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Site is on bus routes #2, #15 and #16 and has no effect on bus radius, turnout and route. 3 December 7, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: FILE NO.: Z -4563-B This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use - Urban at this property. The applicant has applied for a revision of an existing Planned Commercial Development for an addition to an existing building. A land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in an area covered by the "Downtown Neighborhoods Plan for the Future." The action statements supporting the action plan goals of Land Use and Zoning are found under the objective of "Developing regulations for the special needs of the older areas that have long been developed." The plan also contained an action statement recommending the establishment and enforcement of standards for minimum repair and appearance of commercial structures. Finally, the plan recommended the provision of design guidelines for new development based on recommendations provided in the National Historic Trust Publication "Reviewing New Construction Projects in Historic Areas." Landscape Issues: Based on the fact that the proposed building addition is an 11.5 percent increase in building area, an 11.5 percent landscape upgrade toward compliance with the landscape ordinance is required. The developer can provide increased landscape plantings within existing landscaped areas to fulfill this requirement. G. SUBDIVISION COMMITTEE COMMENT: Joseph Fox was present, Staff briefly described additional items needed Staff suggested that UU building to be added to this is that property's (NOVEMBER 16, 2000) representing the application. the Revised PCD, noting that a few to be shown on the site plan. permitted uses be requested for the the PCD, based on the fact that current zoning. The Public Works requirements were briefly discussed. 4 December 7, 2000 SUBDIVISION ITEM NO.: 6 (Cont.) FILE NO.: Z -4563-B After the brief discussion, the Committee forwarded the Revised PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan to staff on November 21, 2000. The revised plan addresses the issues as raised by staff at the Subdivision Committee. The applicant made the additional notations on the plan as requested by staff. There are a total of 46 parking spaces on the site. The existing parking should be sufficient to serve the existing development with the proposed addition for bakery production and storage. There is also on -street parking along Main Street. The ordinance typically requires no off-street parking in UU zoned areas. As noted in paragraph F., the applicant will be required to do an 11.5 percent landscape upgrade based on the 11.5 percent increase in building area. The applicant can provide increased landscape plantings within existing landscape areas to fulfill this requirement. The applicant will need to meet with Bob Brown, of the Planning Department, to determine the quantity and variety of plantings. Otherwise, to staff's knowledge there are no outstanding issues associated with the Revised PCD. The building addition should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the Revised PCD subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. UU permitted uses for the building at 1210 Main Street as alternate uses. 3. Any site lighting must be low-level and directed away from adjacent residential property. PLANNING COMMISSION ACTION: (DECEMBER 7, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. 5 December 7, 2000 SUBDIVISION iTEM NO.: 6 (Cont.) FILE NO.: Z -4563-B The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 6 FILE NO.: Z -4563-B NAME: Community Bakery - Revised PCD LOCATION: 1200-1210 Main Street DEVELOPER: ARCHITECT: Community Bakery, Inc. Terry Burruss, Architects 1202 Main Street, Ste. 220 1202 Main Street, Ste. 230 Little Rock, AR 72202 Little Rock, AR 72202 AREA: Approx. 0.72 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD/UU ALLOWED USES: PROPOSED USE: Mixed Residential/Office/ Commercial Mixed Residential/Office/ Commercial, with additional building area for bakery production VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Community Bakery is one element of a larger PCD plan, the "Main Street Project", which extended from 12th Street to 14th Street, and from the alley between Center and Louisiana Streets on the west to Scott Street on the east. The PCD was approved by the Planning Commission on November 26, 1985, and then was established by the Board of Directors on December 17, 1985, in Ordinance No. 15,016. On March 19, 1991 the Board of Directors passed Ordinance leo. 16,023 and on October 17, 1995 the Board passed Ordinance No. 16,986, both of which included changes to the original "Main Street Project" PCD for the Community Bakery component only. The ordinances included revisions to the previously approved parking and building design, reflecting what is currently on the site today. FILE NO.: Z -4563-B (Cont.) A. B. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD for the Community Bakery component of the "Main Street Project". The applicant proposes to add the building at 1210 Main Street to the PCD. There is currently a trophy shop in this building. The applicant also proposes to add an approximate 2,915 square foot one-story addition to the rear of this building. This addition would allow for expansion of Community Bakery production facilities and the relocation of Delivery Systems, Inc., a newspaper distribution company (storage space). The applicant is requesting UU permitted uses as alternate uses for the building and building addition at 1210 Main Street, as this is the property's current zoning. The proposed building addition is the only proposed physical change to the property. The following is a list of the existing and proposed building area with mixture of uses: Cohn Building Vt floor 2nd floor Cohn Annex - 3 Vt floor 2nd floor 3rd floor 2 story - Bakery/Retail/Office - Office .story - Bakery Production - Office - Apartments 6,000 sq. ft. 6,000 sq. ft. 2,734 sq. ft. 3,323 sq. ft. 2,860 sq. ft. 1210 Main Street - 1 story Trophy Shop (permitted UU uses) 4,000 sq. ft. Proposed Addition - Bakery 2,915 sq. ft. Production, Delivery Systems (UU permitted uses) Total Building Area 27,832 sq. ft. Please see the attached site plan for the existing building, parking and drive locations and the proposed building addition. EXISTING CONDITIONS: The site includes the Community Bakery building, the building immediately south (Trophy Shop) and the parking across the alley to the west. There is a mixture of commercial uses to the south along Main Street, with I-630 to the north. There is a commercial building across Main Street to the east, with office and residential uses further east and southeast. There is an apartment complex immediately west of the site and a mixture of office, commercial and residential uses further west across Louisiana Street. 2 FILE NO.: Z -4563-B (Cont.) C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Downtown, East of Broadway and MacArthur Park Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMNENTS: PUBLIC WORKS CONDITIONS: 1. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: F. Wastewater: Sewer main located in alley. Contact Little Rock Wastewater Utility prior to construction. AP&L: No Comment. ARRA: No Comment. Southwestern Bell: Water: No Comment. No Comment received. Fire Department: Private fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment received. CATA: Site is on bus routes #2, #15 and #16 and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Downtown Planning District. The Land Use Plan shows Mixed Use - Urban at this property. The applicant has applied for a revision of an existing Planned Commercial Development for an addition to an existing building. A land use plan amendment is not required. 3 FILE NO.: Z -4563-B (Cont.) G. H. City Recognized Neighborhood Action Plan: The applicant's property lies in an area covered by the "Downtown Neighborhoods Plan for the Future." The action statements supporting the action plan goals of Land Use and Zoning are found under the objective of "Developing regulations for the special needs of the older areas that have long been developed." The plan also contained an action statement recommending the establishment and enforcement of standards for minimum repair and appearance of commercial structures. Finally, the plan recommended the provision of design guidelines for new development based on recommendations provided in the National Historic Trust Publication "Reviewing New Construction Projects in Historic Areas." Landscape Issues: Based on the fact that the proposed building addition is an 11.5 percent increase in building area, an 11.5 percent landscape upgrade toward compliance with the landscape ordinance is required. The developer can provide increased landscape plantings within existing landscaped areas to fulfill this requirement. SUBDIVISION COMMITTEE COMMENT: (NOVEMBER 16, 2000) Joseph Fox was present, Staff briefly described additional items needed Staff suggested that UU building to be added to this is that property's representing the application. the Revised PCD, noting that a few to be shown on the site plan. permitted uses be requested for the the PCD, based on the fact that current zoning. The Public Works requirements were briefly discussed. After the brief discussion, the Committee forwarded the Revised PCD to the full Commission for resolution. ANALYSIS: The applicant submitted a revised site plan to staff on November 21, 2000. The revised plan addresses the issues as raised by staff at the Subdivision Committee. The applicant made the additional notations on the plan as requested by staff. 4 FILE NO.: Z -4563-B (Cont. There are a total of 46 parking spaces on the site. The existing parking should be sufficient to serve the existing development with the proposed addition for bakery production and storage. There is also on -street parking along Main Street. The ordinance typically requires no off-street parking in W zoned areas. As noted in paragraph F., the applicant will be required to do an 11.5 percent landscape upgrade based on the 11.5 percent increase in building area. The applicant can provide increased landscape plantings within existing landscape areas to fulfill this requirement. The applicant will need to meet with Bob Brown, of the Planning Department, to determine the quantity and variety of plantings. Otherwise, to staff's knowledge there are no outstanding issues associated with the Revised PCD. The building addition should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the Revised PCD subject to the following conditions: I. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. W permitted uses for the building at 1210 Main Street as alternate uses. 3. Any site lighting must be low-level and directed away from adjacent residential property. PLANNING COMMISSION ACTION: (DECEMBER 7, 2000) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 8 ayes, 0 nays and 3 absent. 0