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HomeMy WebLinkAboutZ-6239-A Staff AnalysisJune 11, 1998 ITEM NO.: C FILE NO.: Z -6239-A NAME: Egbosimba -- Short -Form PCD LOCATION: 3700 Block of Asher Avenue DEVELOPER: ENGINEER• Lynton Egbosimba Laha Engineers 2608 S. Maple Street P. O. Box 190251 Little Rock, AR 72204 Little Rock, AR 72219 AREA: 0.30 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single -Family Residential PROPOSED USE: C-1 Neighborhood Commercial uses and beverage shop. VARIANCESIWAIVERS REQUESTED: 1. A deferral of street improvements to Asher Ave. and Oak Street. BACKGROUND: The applicant previously requested rezoning of this property to PCD for auto sales. On April 3, 1997, the Planning Commission denied the rezoning request due to the fact that the application filing was incomplete and the applicant was not at the public hearing. A. PROPOSAL: The applicant is proposing to rezone the property from R-3 to PCD. The applicant is wishing to construct a neighborhood grocery store and associated parking area. He is also requesting all C-1 permitted uses and beverage shop as alternate uses. The site plan includes a 5,260 square foot building and parking for 12 vehicles. B. EXISTING CONDITIONS: The site is mostly cleared and some site preparation work has been done over the years. June 11, 1998 SUBDIVISION ITEM NO.: C Cont. FILE NO.: Z -6239-A There are commercial uses to the and west along the north side of single-family residences to the Street. Undeveloped commercial across Asher Avenue. C. NEIGHBORHOOD COMMENTS: east (convenience store) Asher Avenue. There are north and west across Oak property exists to the south As of this writing, staff has received no neighborhood comment. The Garland School and Midway Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Asher Avenue is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. A 20 foot radial dedication of right-of-way is required at the corner of Asher Avenue and Oak Street. 3. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street__ improvements to these streets including 5 foot sidewalks with planned development. 4. Appropriate handicap ramps will be required per current ADA standards. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Dedication of right-of-way is required to 30 feet from centerline for Oak Street and widen to 18 feet from centerline for commercial street standard. 8. Construct 8 feet X 20 feet back out from parking area for two north parking areas. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Utility excavation within proposed rights-of-way shall be per Article V of Sec. 30. 2 June 11, 1998 SUBDIVISION ITEM NO.: C(Cont.)FILE NO.: Z -6239-A E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. County Planning: No Comment. CATA: The site is within 2 blocks of Central Arkansas Transit's bus route #14 (Rosedale Route). F. ISSUES TECHNICAL DESIGN: Planning Division: The request is in the I-630 District. The Plan recommends Mixed Use. A neighborhood Plan process has just started in this area. As long as the Commercial use is "compatible with residential", this is appropriate. Signage, dumpster location, lighting, massing, parking lot location and neighborhood "friendly" (C-1 type uses) commercial are all critical issues. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements except for building landscaping. A three foot wide building landscaping strip is required between the proposed parking area and building. Some flexibility with this requirement is allowed. A 6 foot high opaque screen either a wood fence with its face side directed outward or dense evergreen plantings, is required along the northern perimeter. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The site plan submitted to staff has a number of problems. Staff feels that the applicant is trying to overbuild the site and that there is not enough parking on the site for the proposed use. Staff feels that the building should be reduced in size and the parking area should be redesigned to June 11, 1998 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6239-A provide more spaces. Staff also feels that "beverage shop" should be eliminated from the list of proposed uses. There are also other minor deficiencies in the site plan (dumpster location, signage, screening, etc.) The applicant needs to submit the above issues before staff revised site plan will need to Subdivision Committee. H. STAFF RECOMMENDATIONS: a revised site plan addressing can support the project. The be reviewed by the Staff recommends deferral of the item to the June 11, 1998 agenda; also recommended by the Subdivision Committee. SUBDIVISION COMMITTEE COMMENT: The applicant was not present. Staff gave a brief description of the proposal, noting the deficiencies in the site plan. The Subdivision Committee recommended that the item be deferred due to the fact that the applicant was not present to fully discuss the site plan. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Staff informed the Commission that the applicant had requested that the item be deferred to the June 11, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 11, 1998 agenda. A motion to that effect was made. The motion passed by a vote 11 ayes and 0 nays. STAFF UPDATE: On May 15, 1998, the applicant submitted a revised site plan to staff. The proposed building has been reduced from 5,260 square feet to 2,014 square feet and the parking area has been redesigned. The applicant has noted a wood screening fence, dumpster, and areas to be landscaped on the revised plan. Two (2) wall signs are proposed (one facing each street frontage) which will comply with the ordinance commercial standards. The proposed hours of operation will be from 8:00 a.m. to 10:00 p.m. daily. 4 t June 11, 1998 SUBDIVISION ITEM NO.: C (coat.) FILE NO.: Z -6239-A The proposed use of the building is a neighborhood grocery store. The applicant is requesting the remaining C-1 (Neighborhood Commercial District) uses as alternate uses. Staff feels that the revised site plan is a vast improvement over the original plan and is one which will work well at this location. The applicant is requesting a deferral of street improvements to Asher Avenue until other improvements are made in the area. Public Works recommends denial of the deferral request. Public works recommends that the applicant do a 15% in -lieu contribution for street improvements; 15% of the building construction cost, not to exceed the actual cost of the Asher Avenue improvements. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the comments noted in paragraphs D and F of this report. 2. Only C-1 (Neighborhood Commercial District) uses will be permitted. 3. Any site lighting will be low-level and directed away from adjacent property. 4. Staff recommends denial of the requested deferral of street improvements to Asher Avenue. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Lynton Egbosimba and Troy Laha were present, representing the application. Staff gave a brief description of the revised site plan. Staff noted that the revised site plan conforms to the previous issues raised. There was a brief discussion relating to the deferral of street improvements. After the brief discussion, the Committee forwarded the issue to the full Commission for resolution. 5 June 11, 1998 SUBDIVISION ITEM NO.: C (Cont.) FILE NO.: Z -6239-A PLANNING COMMISSION ACTION_.: (JUNE 11, 1998) Lynton Egbosimba and Troy Laha were present, representing the application. There were no objectors present. Staff gave a brief description of the site plan and a recommendation of approval with conditions. Staff noted that Public works recommended denial of the deferral of street improvements. Lynton Egbosimba addressed the Commission in support of the application. He stated that he is requesting a deferral of street improvements in order to have additional time to obtain the funding to do the improvements. Commissioner Rahman asked the estimated cost of the building construction. Troy Laha stated that the building would cost approximately $180,000 to construct and the street improvements would cost approximately $12,000. Commissioner Lichty asked Mr. Egbosimba how long he wanted the deferral for. Mr. Egbosimba stated that he would like a 5 year deferral. There was a brief discussion concerning the deferral and possible financing of the improvements. Mr. Turner stated that Public works could support a deferral of one or two years. Jim Lawson, Direct of Planning and Development, suggested that the Commission consider a two-year deferral of the street improvements. A motion was made to approve the PCD rezoning as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. A second motion was made to defer the street improvements to Asher Avenue for a period of 2 years. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. 6 FILE NO.: Z -6239-A NAME: Egbosimba -- Short -Form PCD LOCATION: 3700 Block of Asher Avenue DEVELOPER: ENGINEER• Lynton Egbosimba Laha Engineers 2608 S. Maple Street P. O. Box 190251 Little Rock, AR 72204 Little Rock, AR 72219 AREA: 0.30 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-3 ALLOWED USES: Single -Family Residential PROPOSED USE: C-1 Neighborhood Commercial uses and beverage shop. VARIANCESIWAIVERS REQUESTED: 1. A deferral of street improvements to Asher Ave. and Oak Street. BACKGROUND: The applicant previously requested rezoning of this property to PCD for auto sales. On April 3, 1997, the Planning Commission denied the rezoning request due to the fact that the application filing was incomplete and the applicant was not at the public hearing. A. PROPOSAL: The applicant is proposing to rezone the property from R-3 to PCD. The applicant is wishing to construct a neighborhood grocery store and associated parking area. He is also requesting all C-1 permitted uses and beverage shop as alternate uses. The site plan includes a 5,260 square foot building and parking for 12 vehicles. B. EXISTING CONDITIONS: The site is mostly cleared and some site preparation work has been done over the years. FILE Na.: Z -6239-A Cont. There are commercial uses to the east (convenience store) and west along the north side of Asher Avenue. There are single-family residences to the north and west across Oak Street. Undeveloped commercial property exists to the south across Asher Avenue. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no neighborhood comment. The Garland School and Midway Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Asher Avenue is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 45 feet from centerline is required. 2. A 20 foot radial dedication of right-of-way is required at the corner of Asher Avenue and Oak Street. 3. Provide design of streets conforming to "MSP' (Master Street Plan). Construct one-half street improvements to these streets including 5 foot sidewalks with planned development. 4. Appropriate handicap ramps will be required per current ADA standards. 5. All driveways shall be concrete aprons per City Ordinance. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Dedication of right-of-way is required to 30 feet from centerline for Oak Street and widen to 18 feet from centerline for commercial street standard. 8. Construct 8 feet X 20 feet back out from parking area for two north parking areas. 9. On site striping and signage plans should be forwarded to Public Works, Traffic Engineering for approval with the site development package. 10. Street improvement plans shall include signage and striping. Completed plans must be approved by Traffic Engineering prior to construction. 11. Obtain permits (barricade/street cut) for improvements within proposed or existing right-of-way from Traffic Engineering prior to construction in right-of-way. 12. Prepare a letter of pending development addressing street lights as required by Section 31-403 of the Little Rock Code. All requests should be forwarded to Traffic Engineering. 13. Utility excavation within proposed rights-of-way shall be per Article v of Sec. 30. F FILE NO.: Z -6239-A Cont. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No Comment. AP&L: No Comment received. Arkla: No Comment received. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: No Comment. county Plannin : No Comment. CATA: The site is within 2 blocks of Central Arkansas Transit's bus route #14 (Rosedale Route). F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is in the I-630 District. The Plan recommends Mixed Use. A neighborhood Plan process has just started in this area. As long as the Commercial use is "compatible with residential", this is appropriate. Signage, dumpster location, lighting, massing, parking lot location and neighborhood "friendly" (C-1 type uses) commercial are all critical issues. Landsca a Issues: Areas set aside for buffers and landscaping meet with ordinance requirements except for building landscaping. A three foot wide building landscaping strip is required between the proposed parking area and building. Some flexibility with this requirement is allowed. A 6 foot high opaque screen either a wood fence with its face side directed outward or dense evergreen plantings, is required along the northern perimeter. Curb and gutter or another approved border will be required to protect landscaped areas from vehicular traffic. Prior to a building permit being issued, three copies of a detailed landscape plan must be submitted to and approved by Bob Brown, Plans Review Specialist. He may be reached at 371-4864. G. ANALYSIS• The site plan submitted to staff has a number of problems. Staff feels that the applicant is trying to overbuild the site and that there is not enough parking on the site for the proposed use. Staff feels that the building should be reduced in size and the parking area should be redesigned to provide more spaces. Staff also feels that "beverage shop" should be eliminated from the list of proposed uses. There FILE NO.: Z -6239-A Cont. are also other minor deficiencies in the site plan (dumpster location, signage, screening, etc.) The applicant needs to submit a revised site plan addressing the above issues before staff can support the project. The revised site plan will need to be reviewed by the Subdivision Committee. H. STAFF RECOMMENDATIONS: Staff recommends deferral of the item to the June 11, 1998 agenda; also recommended by the Subdivision Committee. SUBDIVISION COMMITTEE COMMENT: The applicant was not present. Staff gave a brief description of the proposal, noting the deficiencies in the site plan. The Subdivision Committee recommended that the item be deferred due to the fact that the applicant was not present to fully discuss the site plan. PLANNING COMMISSION ACTION: (APRIL 30, 1998) Staff informed the Commission that the applicant -had requested that the item be deferred to the June 11, 1998 agenda. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the June 11, 1998 agenda. A motion to that effect was made. The motion passed by a vote 11 ayes and 0 nays. STAFF UPDATE: On May 15, 1998, the applicant submitted a revised site plan to staff. The proposed building has been reduced from 5,260 square feet to 2,014 square feet and the parking .area has been redesigned. The applicant has noted a wood screening fence, dumpster, and areas to be landscaped on the revised plan. Two (2) wall signs are proposed (one facing each street frontage) which will comply with the ordinance commercial standards. The proposed hours of operation will be from 8:00 a.m. to 10:00 P.M. daily. The proposed use of the building is a neighborhood grocery store. The applicant is requesting the remaining C-1 (Neighborhood Commercial District) uses as alternate uses. Staff feels that the revised site plan is a vast improvement over the original plan and is one which will work well at this location. 4 FILE NO.: Z -6239-A Con The applicant is requesting a deferral of street improvements to Asher Avenue until other improvements are made in the area. . Public Works recommends denial of the deferral request. Public Works recommends that the applicant do a 15% in -lieu contribution for street improvements; 15% of the building construction cost, not to exceed the actual cost of the Asher Avenue improvements. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD rezoning subject to the following conditions: 1. Compliance with the comments noted in paragraphs D and F of this report. 2. Only C-1 (Neighborhood Commercial District) uses will be permitted. 3. Any site lighting will be low-level and directed away from adjacent property. 4. Staff recommends denial of the requested deferral of street improvements to Asher Avenue. SUBDIVISION COMMITTEE COMMENT: (MAY 21, 1998) Lynton Egbosimba and Troy Laha were present, representing the application. Staff gave a brief description of the revised site plan. Staff noted that the revised site plan conforms to the previous issues raised. There was a brief discussion relating to the deferral of street improvements. After the brief discussion, the Committee forwarded the issue to the full Commission for resolution. PLANNING COMMISSION ACTION: (JUNE'11, 1998) Lynton Egbosimba and Troy Laha were present, representing the application. There were no objectors present. Staff gave a brief description of the site plan and a recommendation of approval with conditions. Staff noted that Public Works recommended denial of the deferral of street improvements. Lynton Egbosimba addressed the Commission in support of the application. He stated that he is requesting a deferral of street improvements in order to have additional time to obtain the funding to do the improvements. 5 FILE NO.: Z -6239-A Cont. Commissioner Rahman asked the estimated cost of the building construction. Troy Laha stated that the building would cost approximately $180,000 to construct and the street improvements would cost approximately $12,000. , Commissioner Lichty asked Mr. Egbosimba how long he wanted the deferral for. Mr. Egbosimba stated that he would like a 5 year deferral. There was a brief discussion concerning the deferral and possible financing of the improvements. Mr. Turner stated that Public Works could support a deferral of one or two years. Jim Lawson, Direct of Planning and Development, suggested that the Commission consider a two-year deferral of the street improvements. A motion was made to approve the PCD rezoning as recommended by staff. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. A second motion was made to defer the street improvements to Asher Avenue for a period of 2 years. The motion passed by a vote of 9 ayes, 0 nays and 2 absent. G