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HomeMy WebLinkAboutZ-6278-D Staff AnalysisFILE NO.: Z -6278-D NAME: Studio Joe's Revised Short -form PCD LOCATION: Located at 600 Autumn Road DEVELOPER: Angela and Robert Barrow C/o Steve Giles 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 ENGINEER: Canino Peckham 10401 West Markham Street Little Rock, AR 72205 AREA: 1.072 acres CURRENT ZONING NUMBER OF LOTS: 1 PCD ALLOWED USES: Office and Commercial PROPOSED ZONING: Revised PCD FT. NEW STREET: 0 LF PROPOSED USE- Add a restaurant with alcohol sales as an allowable use. VARIANCES/WAIVERS 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-D (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. Ordinance No. 19,634 adopted by the Little Rock Board of Directors on November 21, 2006, revised the previously approved PCD for Lot 2. The approval allowed the pharmacy with drive-through window to be changed into a music recording studio with coffee service for 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 included a change to the hours of operation for Studio Joe to 7:00 am to 11:00 pm seven days per week. The proposal included a building mounted sign entitled "Studio Joe" on the front and rear walls and to add a Studio Joe name to the existing monument sign on Autumn Road. There were no changes to the existing medical clinic and other conditions contained in the existing approved PCD. Studio Joe would contain a seating arrangement for patrons as well as tables and chairs in the fashion of a coffee shop. No food was to be prepared on the site although catering was proposed. A. PROPOSALIREQUEST: The applicant is now proposing to amend the previously approved PCD to add a restaurant use with alcohol sales as allowable uses for Lot 2. There are no other modifications proposed to the approved site plan or allowable uses. B. EXISTING CONDITIONS: The site is developed with a medical clinic and Studio Joe's. 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 2 FILE NO.: Z -6278-D (Cont. 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 received an informational phone call from the Neighborhood Association President. D. ENGINEERING COMMENTS: E. PUBLIC WORKS CONDITIONS: No comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planninq 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 revised Short form PCD. A Land Use Plan amendment from Office to Mixed Office Commercial is a separate item on this agenda. 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 K FILE NO.: Z -6278-D (Cont. Local Streets to Arterials. Autumn Road links the Birchwood Neighborhood to Chenal Parkway, which is a Principal Arterial. Bicycle Plan: A Class III bikeway is shown along 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. Neighborhood Action Plan: The Birchwood -Walnut Valley Neighborhood Action Plan covers this area, but it does not address this issue. Landscape: No comment. G. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Steve Giles and Dr. Barrow were present representing the request. Staff presented an overview of the proposed development stating the modification was to add a restaurant use with alcohol sales as allowable uses for the site. Staff stated the previous approvals were to remain. Staff requested the applicant provide the number of doctors staffing the existing medical office clinic. Dr. Barrow stated presently there were two doctors but the facility had space for a third doctor. Staff noted comments from the various other reporting departments and agencies suggesting 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 outstanding technical issues associated with the request in need of addressing raised at the October 18, 2007, Subdivision Committee meeting. The applicant is proposing to amend the previously approved PCD to add a restaurant use with alcohol sales as allowable uses for the site. The site contains a 2,500 square foot recording studio/coffee shop with the ability to cater food to the site. The applicant is proposing to now prepare food on site and add alcohol sales to the menu. The parking available on the site far exceeds the typical minimum ordinance standards for a restaurant. A restaurant use would typically require the placement of 25 parking spaces and a medical office with three doctors would typically require 18 parking spaces for a total of 43 parking spaces. The lot contains 50 parking spaces and the applicant has an agreement with the adjoining lot to utilize excess parking contained on the Sports Authority lot. Staff is supportive of the request. There are no other modifications proposed to the approved site plan or allowable uses. Staff does not feel the addition of a restaurant with alcohol sales will significantly impact the development or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. El FILE NO.: Z -6278-D ,(Cont. 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 agenda staff report and compliance with all other previously approved conditions. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. 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 and compliance with all previously approved conditions. 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 11 ayes, 0 noes and 0 absent. k November 8, 2007 ITEM NO.: 15.1 FILE NO.: Z -6278-D NAME: Studio Joe's Revised Short -form PCD LOCATION: Located at 600 Autumn Road DEVELOPER: Angela and Robert Barrow C/o Steve Giles 425 West Capitol Avenue, Suite 3200 Little Rock, AR 72201 ENGINEER: Canino Peckham 10401 West Markham Street Little Rock, AR 72205 AREA: 1.072 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: PCD ALLOWED USES: Office and Commercial PROPOSED ZONING: Revised PCD PROPOSED USE: Add a restaurant with alcohol sales as an allowable use. VARIANCES/WAIVERS 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. November 8, 2007 SUBDIVISION ITEM NO.: 15.1 Cont. FILE NO.: Z -6278-D 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. Ordinance No. 19,634 adopted by the Little Rock Board of Directors on November 21, 2006, revised the previously approved PCD for Lot 2. The approval allowed the pharmacy with drive-through window to be changed into a music recording studio with coffee service for 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 included a change to the hours of operation for Studio Joe to 7:00 am to 11:00 pm seven days per week. The proposal included a building mounted sign entitled "Studio Joe" on the front and rear wails and to add a Studio Joe name to the existing monument sign on Autumn Road. There were no changes to the existing medical clinic and other conditions contained in the existing approved PCD. Studio Joe would contain a seating arrangement for patrons as well as tables and chairs in the fashion of a coffee shop. No food was to be prepared on the site although catering was proposed. A. PROPOSAUREQUEST: The applicant is now proposing to amend the previously approved PCD to add a restaurant use with alcohol sales as allowable uses for Lot 2. There are no other modifications proposed to the approved site plan or allowable uses. 2 November 8, 2007 SUBDIVISION ITEM NO.: 15.1 [Cont. B. EXISTING CONDITIONS: I�i��f[�ai�► r7 The site is developed with a medical clinic and Studio Joe's. 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. 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 received an informational phone call from the Neighborhood Association President. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 revised Short form PCD. Q November 8, 2007 SUBDIVISION ITEM NO.: 15.1 (Cont. G. I FILE NO.: Z -6278-D A Land Use Plan amendment from Office to Mixed Office Commercial is a separate item on this agenda. 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. Autumn Road links the Birchwood Neighborhood to Chenal Parkway, which is a Principal Arterial. Bicycle Plan: A Class III bikeway is shown along 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. Neighborhood Action Plan: The Birchwood -Walnut Valley Neighborhood Action Plan covers this area, but it does not address this issue. Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (October 18, 2007) Mr. Steve Giles and Dr. Barrow were present representing the request. Staff presented an overview of the proposed development stating the modification was to add a restaurant use with alcohol sales as allowable uses for the site. Staff remain. Staff requested the applicant the existing medical office clinic. Dr. doctors but the facility had space for a stated the previous approvals were to provide the number of doctors staffing Barrow stated presently there were two third doctor. Staff noted comments from the various other reporting departments and agencies suggesting 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. ANALYSIS: There were no outstanding technical issues associated with the request in need of addressing raised at the October 18, 2007, Subdivision Committee meeting. The applicant is proposing to amend the previously approved PCD to add a restaurant use with alcohol sales as allowable uses for the site. The site contains a 2,500 square foot recording studio/coffee shop with the ability to cater food to the site. The applicant is proposing to now prepare food on site and add alcohol sales to the menu. The parking available on the site far exceeds the typical minimum ordinance standards for a restaurant. A restaurant use would typically require the placement of 25 parking spaces and a medical office with three doctors would typically require 18 parking spaces for a total of 43 parking spaces. The lot contains 50 parking spaces and the applicant has an agreement El November 8, 2007 SUBDIVISION ITEM NO.: 15.1 Cont. FILE NO.: Z -6278-D with the adjoining lot to utilize excess parking contained on the Sports Authority lot. Staff is supportive of the request. There are no other modifications proposed to the approved site plan or allowable uses. Staff does not feel the addition of a restaurant with alcohol sales will significantly impact the development or the area. To staffs knowledge there are no remaining outstanding technical issues associated with the request. 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 agenda staff report and compliance with all other previously approved conditions. PLANNING COMMISSION ACTION: (NOVEMBER 8, 2007) The applicant was present. 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 and compliance with all previously approved conditions. 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 11 ayes, 0 noes and 0 absent. 5 ITEM NO.: 15.1. Z -6278-D NAME: Studio Joe's Revised Short -form PCD LOCATION: located at 600 Autumn Road Planning Staff Comments: 1. Provide notification of all 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 24, 2007. The Office of Planning and Development must receive the proof of notice no later than November 2, 2007. 2. The site contains approximately 51 parking spaces. The facility contains two doctors (?) and the restaurant is indicated with 2,500 square feet. The typical minimum parking required for the indicated uses would be 37 parking spaces. 3. The request is to add a restaurant with alcohol sales as an allowable use to the site. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: No comment. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Approved as submitted County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. 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 revised Short form PCD. Item # 15 A Land Use Plan amendment from Office to Mixed Office Commercial is a separate item on this agenda. 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. Autumn Road links the Birchwood Neighborhood to Chenal Parkway, which is a Principal Arterial. Bicycle Plan: A Class III bikeway is shown along 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. Neighborhood Action Plan: The Birchwood -Walnut Valley Neighborhood Action Plan covers this area, but it does not address this issue. Landscape: No comment. Revised platiplan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, October 24, 2007. Item # 15