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HomeMy WebLinkAboutZ-5522-A Staff AnalysisNO.: Z -5522-A NAME: St. Mark's Episcopal Church Short -form PD -O LOCATION: Located at 1000 Mississippi Avenue DEVELOPER: St. Mark's Episcopal Church/Crave Creative Catering 1000 North Mississippi Little Rock, AR 72207 FNGINFFR: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 14.9 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING PROPOSED USE: PLANNING DISTRICT: CENSUS TRACT: NUMBER OF LOTS: 1 R -2 -CUP Church Facility P D -O FT. NEW STREET: 0 Church facility and a commercial catering service 3 — West Little Rock 21.01 VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone this existing church site to PD -O to allow a commercial catering company to operate from the existing church kitchen facilities. The applicant has indicated there will not be any exterior modifications to the structure and there will not be any activities on the site other than the preparation and cooking of the food. The applicant has stated there will not be any consumption of food or pick-up service available on the premises. The applicant has also indicated the days and hours of operation will be limited to FILE NO.:.Z-5522-A (Cont. normal business hours of 8:00 am to 5:00 pm daily with the exception of special events. The applicant has indicated there will be no more than four employees of the business and no more than four vehicles parked on the site during operation. B. EXISTING CONDITIONS: The site contains an existing church with several buildings and activities on the site. The kitchen is existing and is located near the parking area long the west side of the building. There are single-family uses located to the south and west of the site and across Mississippi Avenue to the east. To the north of the site is also a church facility. Evergreen Street is located along the northern boundary, which has been constructed to Master Street Plan standard. Mississippi Avenue is located on the eastern boundary of the property and has also been constructed to Master Street Plan standard. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. All property owners located within 200 feet of the site and all residents located within 300 -feet of the site, who could be identified, were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT%COUNTY PLANNING Wastewater: Sewer available. Food preparation requires grease trap review and approval. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 2 FILE NO.: Z -5522-A (Co F G 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Public/Institutional for this property. The applicant has applied for a PD -0 to operate a small commercial catering facility out of an existing kitchen. The proposal does not have a significant impact on the Land Use Plan that would necessitate a Plan Amendment. Master Street Plan: Mississippi Street is shown as a Minor Arterial, and Evergreen Drive and 'H' Street are shown as Collectors on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. `H' Street is shown as a Class III bikeway east of the site. A Class III bikeway is an on street bikeway with special signage and on existing vehicle area with no separation from vehicular traffic. This development will not affect the Class III bikeway. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The neighborhood action plan mentioned no aspects directly related to this case. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) The applicant was present representing the request. Staff presented an overview of the proposed development indicating a commercial catering facility was proposing to use the existing kitchen facility located in the church. Staff stated there would not be any additional building construction or parking construction to allow the business to operate on the site. Staff also stated there would not be any activity on the site other than preparation and cooking of the food. 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. 3 FILE NO.: Z -5522-A (Cc H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated there will not be any additional building construction or paving on the site. The applicant has indicated the commercial catering facility will utilize the existing church facilities kitchen for food preparation only. The church is also requesting the allowance all previously approved uses in their original CUP be allowed to continue to take place on the site. Staff is supportive of this request. Staff feels the applicant's proposal for cooking, preparing and delivering food items to customer, and preparing food trays to include hot and cold items will not have any adverse impact on the adjoining properties. The site will not generate any customer traffic which staff feels is a plus. The applicant has indicated there will not be consumption or pick-up service available on the premise. The applicant has also indicated there will not be any additional signage as a part of the development. Staff feels this is appropriate since no customer traffic will be taking place on the site. Staff is supportive of the proposed allowance of a commercial catering facility on the site. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed request should have minimal impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present representing the request. There were registered objectors present. Staff presented a recommendation of approval of the PD -O zoning stating the zoning was to be limited to a church and a commercial catering facility as was proposed in the applicant's request. Staff stated there was to be no pick-up service or consumption of food on the site. Staff stated if the catering facility was not utilized for a period of six months the church was to request a revocation of the PD -0 zoning classification reverting the property to R-2, Single-family with a CUP to allow the church on the site. Staff stated to their knowledge there were no other outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. Randy Frazier stated he had worked with staff to address his concerns. He stated he did not feel comfortable rezoning 27+ acres to PD -0 without a revocation clause. He 4 FILE NO.: Z -5522-A Cont. stated with the stipulation of the scope of the catering facility being limited and the recommendation that the church revoke the PD -0 zoning if and when the catering facility was not in operation for six months or more his concerns had been addressed. Mr. Charles Fogle stated his concerns had been addressed with the condition placed on the site reverting to single-family if the commercial catering facility were ever abandoned. There was no further discussion of the item. The chair entertained a motion to approve the request as amended. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 61 October 7, 2004 ITEM NO.: 14 NAME: St. Mark's Episcopal Church Short -form PD -O LOCATION: Located at 1000 Mississippi Avenue DEVELOPER: St. Mark's Episcopal Church/Crave Creative Catering 1000 North Mississippi Little Rock, AR 72207 ENGINEER: McGetrick and McGetrick Engineers 319 President Clinton Avenue Little Rock, AR 72201 AREA: 14.9 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: PLANNING DISTRICT: NUMBER OF LOTS: 1 R-2 - C U P Church Facility PD -O FILE NO.: Z -5522-A FT. NEW STREET: 0 Church facility and a commercial catering service 3 — West Little Rock CENSUS TRACT: 21.01 VARIAN CESMAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to rezone this existing church site to PD -O to allow a commercial catering company to operate from the existing church kitchen facilities. The applicant has indicated there will not be any exterior modifications to the structure and there will not be any activities on the site other than the preparation and cooking of the food. The applicant has stated there will not be any consumption of food or pick-up service available on the premises. The October 7, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5522-A applicant has also indicated the days and hours of operation will be limited to normal business hours of 8:00 am to 5:00 pm daily with the exception of special events. The applicant has indicated there will be no more than four employees of the business and no more than four vehicles parked on the site during operation. B. EXISTING CONDITIONS: The site contains an existing church with several buildings and activities on the site. The kitchen is existing and is located near the parking area long the west side of the building. There are single-family uses located to the south and west of the site and across Mississippi Avenue to the east. To the north of the site is also a church facility. Evergreen Street is located along the northern boundary, which has been constructed to Master Street Plan standard. Mississippi Avenue is located on the eastern boundary of the property and has also been constructed to Master Street Plan standard. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls from area residents. All property owners located within 200 feet of the site and all residents located within 300 -feet of the site, who could be identified, were notified of the public hearing. There is not an active neighborhood association located in the area. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available. Food preparation requires grease trap review and approval. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: No comment received. Center -Point Ener : Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon October 7, 2004 SUBDIVISION ITEM NO.: 14 (Co F C FILE NO.: Z 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. ISSUESITECHNICAUDESIGN: Planning Division: This request is located in the West Little Rock Planning District. The Land Use Plan shows Public/Institutional for this property. The applicant has applied for a PD -0 to operate a small commercial catering facility out of an existing kitchen. The proposal does not have a significant impact on the Land Use Plan that would necessitate a Plan Amendment. Master Street Plan: Mississippi Street is shown as a Minor Arterial, and Evergreen Drive and `H' Street are shown as Collectors on the Master Street Plan. These streets may require dedication of right-of-way and may require street improvements. `H' Street is shown as a Class III bikeway east of the site. A Class III bikeway is an on street bikeway with special signage and on existing vehicle area with no separation from vehicular traffic. This development will not affect the Class III bikeway. City Recognized _Neighborhood Action Plan: The applicant's property lies in the area covered by the Midtown Neighborhood Action Plan. The neighborhood action plan mentioned no aspects directly related to this case. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) The applicant was present representing the request. Staff presented an overview of the proposed development indicating a commercial catering facility was proposing to use the existing kitchen facility located in the church. Staff stated there would not be any additional building construction or parking construction to allow the business to operate on the site. Staff also stated there 3 October 7, 2004 SUBDIVISION ITEM NO.: 14 (Cont. FILE NO.: Z -5522-A would not be any activity on the site other than preparation and cooking of the food. 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 plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated there will not be any additional building construction or paving on the site. The applicant has indicated the commercial catering facility will utilize the existing church facilities kitchen for food preparation only. The church is also requesting the allowance all previously approved uses in their original CUP be allowed to continue to take place on the site. Staff is supportive of this request. Staff feels the applicant's proposal for cooking, preparing and delivering food items to customer, and preparing food trays to include hot and cold items will not have any adverse impact on the adjoining properties. The site will not generate any customer traffic which staff feels is a plus. The applicant has indicated there will not be consumption or pick-up service available on the premise. The applicant has also indicated there will not be any additional signage as a part of the development. Staff feels this is appropriate since no customer traffic will be taking place on the site. Staff is supportive of the proposed allowance of a commercial catering facility on the site. To Staff's knowledge there are no outstanding issues associated with the proposed request. Staff feels the proposed request should have minimal impact on adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present representing the request. There were registered objectors present. Staff presented a recommendation of approval of the PD -0 zoning stating the zoning was to be limited to a church and a commercial catering facility as was proposed in the applicant's request. Staff stated there was to be no pick-up service or 4 October 7, 2004 SUBDIVISION ITEM NO.: 14 (Cont.) FILE NO.: Z -5522-A consumption of food on the site. Staff stated if the catering facility was not utilized for a period of six months the church was to request a revocation of the PD -O zoning classification reverting the property to R-2, Single-family with a CUP to allow the church on the site. Staff stated to their knowledge there were no other outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Mr. Randy Frazier stated he had worked with staff to address his concerns. He stated he did not feel comfortable rezoning 27+ acres to PD -O without a revocation clause. He stated with the stipulation of the scope of the catering facility being limited and the recommendation that the church revoke the PD -O zoning if and when the catering facility was not in operation for six months or more his concerns had been addressed. Mr. Charles Fogle stated his concerns had been addressed with the condition placed on the site reverting to single-family if the commercial catering facility were ever abandoned. There was no further discussion of the item. The chair entertained a motion to approve the request as amended. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 5 ITEM NO.: 14 FILE NO.: Z -5522-A NAME: St. Mark's Episcopal Church Short -form PD -O LOCATION: located at 1000 Mississippi Avenue Plannina Staff Comments: Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. Variance/Waivers: None requested. Public Works: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available. Food preparation requires grease trap review and approval. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Enter- : No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) 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 CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. Planning Division: L_andscaa_e: Interior landscaping islands equaling 8 percent (771 square feet) of the proposed new 34 space parking lot addition is required by the Landscape Ordinance. Interior landscape islands must be at least 7 Y2 feet in width and 150 square feet in area. Landscaped areas are required to be irrigated. Revised plat/plan: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 22, 2004.