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HomeMy WebLinkAboutZ-6278-C Staff AnalysisFILE NO.: Z -6278-C NAME: Studio Joe Revised Long -form PCD LOCATION: Located at 600 Autumn Road DEVELOPER: Angela and Robert Barrow C/o Steve Giles 425 West Capitol Avenue Little Rock, AR 72201 ENGINEER: Canino Peckham 10401 West Markham Street Little Rock, AR 72205 AREA: 1.072 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD Office and Commercial Revised PCD FT. NEW STREET: 0 LF PROPOSED USE: Add coffee sales as an allowable use and add a sign located on the rear of the building without public street frontage VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: Ordinance No. 17,488 adopted by the Little Rock Board of Directors on May 20, 1997, established Sport's Authority Long -form PCD. There were stipulations placed on signage, trash pick-up and building height in the original Planned Development. The sign was to be placed at the south access drive and be no more than 8 -feet in height and 100 square feet in area. The lighting incorporated into the sign was to be "turned - off' after business hours. The maximum height of the building was to be a one-story building with a maximum parapet height of 20 -feet. The trash was to only be removed from the site between 8:00 am and 5:00 pm Monday — Friday. FILE NO.: Z -6278-C Cont. The original approval included an office building to be located on Lot 2 with a maximum square footage of 7,200 square feet. There was not a specific user for Lot 2. The following list of permitted uses was approved: Bank or savings and loan, Church, Medical oriented clinic, such as health, dental, optical, psychiatric and other similar counseling or treatment facilities for the care of people, Community welfare or health clinic, Covent or monastery, Day nursery or day care center, Duplication shop, Family care facility, Laboratory, Library, art gallery, museum or similar public use, Office — general or professional, Photography studio, Private school, kindergarten or institutional for special education, School — business, Studio — broadcasting and recording, Studio — art, music, speech, drama, dance or other artistic endeavors, Travel bureau, No drive-thru facilities would be allowed. Ordinance No. 18,699 adopted by the Little Rock Board of Directors on June 4, 2002 allowed a revision to the previously approved Planned Commercial Development for lot 2. The revision allowed an increase in the square footage of office space for the building and allowed a drive-thru pharmacy to be included as an allowable use. A 4,800 square foot medical clinic and a 2,500 square foot pharmacy were approved. The applicant proposed the pharmacy days and hours of operation to be Monday through Friday from 8:00 am to 7:00 pm and Saturday from 8.00 am to 5:00 pm. The clinic would be open from 8:00 am to 5:00 pm Monday through Friday. A. PROPOSAUREQUEST: The owners propose to change the previously approved pharmacy with drive- through window into a music recording studio with coffee service to the patrons of the studio and to be sold to the general public through the drive-thru window on the south side of the building. The request also includes a change to the hours of operation for Studio Joe to 7:00 am to 11:00 pm seven days per week. The proposal includes a building mounted sign entitled "Studio Joe" and to add a Studio Joe name to the existing monument sign on Autumn Road. There are no changes to the existing medical clinic and other conditions contained in the existing approved PCD for the medical clinic. Studio Joe will contain a seating arrangement for patrons as well as tables and chairs in the fashion of a coffee shop. There will be no food prepared on the site although it may be catered in and served to the customers of the studio. The request also includes the placement of a sign along the rear wall of the building within the existing parking lot area. The sign will be placed over the door of the entrance to the recording studio and coffee shop. An awning is also proposed along the rear wall. B. EXISTING CONDITIONS: The site is developed with Sport's Authority building and the parking as shown on the attached site plan. The site, Lot 2, is developed with a medical clinic. Other uses in the area include large retail uses and office uses. There are two strip commercial developments one to the south and one to the southeast of the site 2 FILE NO.: Z -6278-C Cont. and an office use to the northeast of the site. The area directly east of the site is vacant 0-2 zoned property. The area to the west is a Planned Commercial Development for Best Buy and Linens and Things. Single-family residences are located to the north of the site. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet, all residents within 300 feet of the site who could be identified and the Birchwood Neighborhood Association were notified of the Public Hearing. As of this writing staff has not received any comment from the neighborhood. D. ENGINEERING COMMENTS: Public Works: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The proposed use may require the installation of a grease trap facility or modification to the existing grease trap facility. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Centrai Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. CountV Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUESITECHNICALIDESIGN: Plannin Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the addition of a coffee shop as an allowable use for the site. The request does not require a change to the Land Use Plan. 'CA FILE NO.: Z -6278-C (Cont. Master Street Plan: Autumn Road is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Autumn Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment goal states: "Maintain and reinvigorate existing retail areas to provide active retail for local residents." This action could be viewed as invigorating the existing commercial area by adding additional commercial uses. Landscape No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Steve Giles was present representing the request. Staff noted there were no outstanding issues associated with the request with regard to Planning and Public Works issues. Staff noted comments from the wastewater utility and suggested the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no remaining technical issues associated with the request remaining from the October 5, 2006, Subdivision Committee meeting. The proposal is to allow a modification to the previously approved Planned Commercial Development to allow coffee sales to be added as an allowable use for the site. A pharmacy with drive-through window will be converted into a music recording studio with coffee service for the patrons of the recording studio and to be sold to the general public via the existing drive-thru window on the south side of the building. Studio Joe will contain a seating arrangement for patrons of the recording studio as well as tables and chairs in the fashion of a coffee shop. There will be no food prepared on the site although it may be catered in and served to the customers of the studio. A modification to the previously approved hours of operation is also being proposed. The hours of operation for Studio Joe will be changed to 7:00 am to 11:00 pm seven days per week. The proposal includes a building mounted sign entitled "Studio Joe" and to add a Studio Joe name to the existing monument sign on Autumn Road. The request also includes the placement of a sign along the rear wall of the building within the existing parking lot area. According to the applicant the signage is necessary in this location to notify persons entering the studio as to the door location for entrance. An awning is proposed on the rear wall over the door as well. El FILE NO.: Z -6278-C .(_Cont. Staff is supportive of the request. The applicant is proposing a revision to the PCD zoning to add a coffee shop with drive-through service as an allowable use for the site, add an additional sign and modify the hours of operation. There are no changes to the existing medical clinic and other conditions contained in the existing approved PCD. To staff's knowledge there are no outstanding issues associated with the request. Staff does not feel the modifications as proposed will have any adverse impact on the adjoining properties or the area. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. October 26, 2006 ITEM NO.: 15 NAME: Studio Joe Revised Long -form PCD LOCATION: Located at 600 Autumn Road DEVELOPER: Angela and Robert Barrow C/o Steve Giles 425 West Capitol Avenue Little Rock, AR 72201 ENGINEER: Canino Peckham 10401 West Markham Street Little Rock, AR 72205 AREA: 1.072 acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 1 PCD Office and Commercial Revised PCD FILE NO.: Z -6273-C FT. NEW STREET: 0 LF PROPOSED USE: Add coffee sales as an allowable use and add a sign located on the rear of the building without public street frontage VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUN Ordinance No. 17,488 adopted by the Little Rock Board of Directors on May 20, 1997, established Sports Authority Long -form PCD. There were stipulations placed on signage, trash pick-up and building height in the original Planned Development. The sign was to be placed at the south access drive and be no more than 8 -feet in height and 100 square feet in area. The lighting incorporated into the sign was to be"turned-off after business hours. The maximum height of the building was to be a one-story building with a maximum parapet height of 20 -feet. The trash was to only be removed from the site between 8:00 am and 5:00 pm Monday—Friday. October 26, 2006 SUBDIVISIO ITEM NO.: 15 (Cont.) FILE NO.: Z -6278-C The original approval included an office building to be located on Lot 2 with a maximum square footage of 7,200 square feet. There was not a specific user for Lot 2. The following list of permitted uses was approved: Bank or savings and loan, Church, Medical oriented clinic, such as health, dental, optical, psychiatric and other similar counseling or treatment facilities for the care of people, Community welfare or health clinic, Covent or monastery, Day nursery or day care center, Duplication shop, Family care facility, Laboratory, Library, art gallery, museum or similar public use, Office —general or professional, Photography studio, Private school, kindergarten or institutional for special education, School —business, Studio—broadcasting and recording, Studio—art, music, speech, drama, dance or other artistic endeavors, Travel bureau, No drive-thru facilities would be allowed. Ordinance No. 18,699 adopted by the Little Rock Board of Directors on June 4, 2002 allowed a revision to the previously approved Planned Commercial Development for lot 2. The revision allowed an increase in the square footage of office space for the building and allowed a drive-thru pharmacy to be included as an allowable use. A 4,800 square foot medical clinic and a 2,500 square foot pharmacy were approved. The applicant proposed the pharmacy days and hours of operation to be Monday through Friday from 8:00 am to 7:00 pm and Saturday from 8:00 am to 5:00 pm. The clinic would be open from 8:00 am to 5:00 pm Monday through Friday. A. PROPOSAUREQUEST: The owners propose to change the previously approved pharmacy with drive- through window into a music recording studio with coffee service to the patrons of the studio and to be sold to the general public through the drive-thru window on the south side of the building. The request also includes a change to the hours of operation for Studio Joe to 7:00 am to 11:00 pm seven days per week. The proposal includes a building mounted sign entitled "Studio Jod' and to add a Studio Joe name to the existing monument sign on Autumn Road. There are no changes to the existing medical clinic and other conditions contained in the existing approved PCD for the medical clinic. Studio Joe will contain a seating arrangement for patrons as well as tables and chairs in the fashion of a coffee shop. There will be no food prepared on the site although it may be catered in and served to the customers of the studio. The request also includes the placement of a sign along the rear wall of the building within the existing parking lot area. The sign will be placed over the door of the entrance to the recording studio and coffee shop. An awning is also proposed along the rear wall. 2 October 26, 2006 SUBDIVISION ITEM NO.: 15 (Cont. C 0 E EXISTING CONDITIONS: FILE NO.: Z -6278-C The site is developed with Sport's Authority building and the parking as shown on the attached site plan. The site, Lot 2, is developed with a medical clinic. Other uses in the area include large retail uses and office uses. There are two strip commercial developments one to the south and one to the southeast of the site and an office use to the northeast of the site. The area directly east of the site is vacant 0-2 zoned property. The area to the west is a Planned Commercial Development for Best Buy and Linens and Things. Single-family residences are located to the north of the site. NEIGHBORHOOD COMMENTS: All property owners within 200 feet, all residents within 300 feet of the site who could be identified and the Birchwood Neighborhood Association were notified of the Public Hearing. As of this writing staff has not received any comment from the neighborhood. ENGINEERING COMMENTS: Public Works: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. The proposed use may require the installation of a grease trap facility or modification to the existing grease trap facility. Enter, : No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATH: The site is not located on a dedicated CATA Bus Route. October 26, 2006 SUBDIVISION ITEM NO.: 15 (Cont.) FILE NO.: Z -6278-C F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the addition of a coffee shop as an allowable use for the site. The request does not require a change to the Land Use Plan. Master Street Plan: Autumn Road is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Autumn Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Neighborhood Action Plan: The applicants property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment goal states: "Maintain and reinvigorate existing retail areas to provide active retail for local residents:' This action could be viewed as invigorating the existing commercial area by adding additional commercial uses. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 5, 2006) Mr. Steve Giles was present representing the request. Staff noted there were no outstanding issues associated with the request with regard to Planning and Public Works issues. Staff noted comments from the wastewater utility and suggested the applicant contact them directly for additional information and clarification. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no remaining technical issues associated with the request remaining from the October 5, 2006, Subdivision Committee meeting. The proposal is to allow a modification to the previously approved Planned Commercial Development to allow coffee sales to be added as an allowable use for the site. A pharmacy with drive-through window will be converted into a music recording studio with coffee service for the patrons of the recording studio and to be sold to the general public via the existing drive-thru window on the south side of the building. Studio Joe will contain a seating arrangement for patrons of the recording studio as well as tables and chairs in the fashion of a coffee shop. There will be no food prepared on the site although it may be catered in and served to the customers of the studio. 12' October 26, 2006 SUBDIVISION ITEM NO.: 15 Coni. FILE NO.: Z -6278-C A modification to the previously approved hours of operation is also being proposed. The hours of operation for Studio Joe will be changed to 7:00 am to 11:00 pm seven days per week. The proposal includes a building mounted sign entitled "Studio Joe" and to add a Studio Joe name to the existing monument sign on Autumn Road. The request also includes the placement of a sign along the rear wall of the building within the existing parking lot area. According to the applicant the signage is necessary in this location to notify persons entering the studio as to the door location for entrance. An awning is proposed on the rear wall over the door as well. Staff is supportive of the request. The applicant is proposing a revision to the PCD zoning to add a coffee shop with drive-through service as an allowable use for the site, add an additional sign and modify the hours of operation. There are no changes to the existing medical clinic and other conditions contained in the existing approved PCD. To staffs knowledge there are no outstanding issues associated with the request. Staff does not feel the modifications as proposed will have any adverse impact on the adjoining properties or the area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report. PLANNING COMMISSION ACTION: (OCTOBER 26, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 5 ITEM NO.: 1 5. Z 6278-C NAME: Studio Joe Revised Long -form PCD LOCATION: located at 600 Autumn Road Planning Staff Comments 1. 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. The notice must be mailed no later than October I I, 2006. The Office of Planning and Development must receive the proof of notice no later than October 20, 2006. Variance/ Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. The proposed use may require the installation of a grease trap facility or modification to the existing grease trap facility. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Plan iing Division: This request is located in the 1-430 Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to a previously approved Planned Commercial Development to allow the addition of a coffee shop as an allowable use for the site. Item # 15 The request does not require a change to the Land Use Plan. Master Street Plan: Autumn Road is shown as a Collector on the Master Street Plan. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: A Class III bike route is shown on Autumn Road. A Class III bikeway is a signed route on a street shared with traffic. No additional paving or right-of-way is required. Class III bicycle route signage may be required. City Recognized Netqhborhood Action Plan: The applicant's property lies in the area covered by the Walnut Valley Neighborhood Action Plan. The Community Redevelopment goal states: "Maintain and reinvigorate existing retail areas to provide active retail for local residents." This action could be viewed as invigorating the existing commercial area by adding additional commercial uses. Landscape- No comment. Revised olat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, October 11, 2006. Item # 15