HomeMy WebLinkAboutZ-6404 Staff AnalysisOctober 30, 1997
NAME: Dorbin PCD
LOCA: 3500 Block of Ludwig Street
r 1LL iVO. •Z-6404
DEVELOPER:
SUR ��:
David W. Dorbin White-Daters and Assoc.
P• O. Box 45571
Little Rock, AR 72214 Victory Street
Little
312_9385 tle Rock, AR 72201
374-1666
AREA: 0.59 acres NUMBEROF LOTS• 4
FT. NEW STREET• None
ZONING: R-3, C-3 ALLOWED USES:
One family and various
retail uses
PROPOSED USE; Retain two existing dwellings
and construct carry out/drive
thru food sales.
VARIANCES WAIVERS L RE IIESTED: None
BACKGROUND:
The four lots in this application have been used as residential
since annexation except that the owner of the house on W. 36th has
apparently operated a home occupation of some type.
C-3 zoning on the corner two The current
lots was established in the early
1960's after a land use plan was developed for Barrow Addition.
A. PROAL :
To create a commercial food sales lot on the corner of
Ludwig Street at West 35th Street while retaining the two
residential structures. The house at 8912 West 36th Street
may contain a business. However, this has not been
established.
At this time, the proposal does not include other business
activity. (Mr. Dorbin, indicated there may be a business
activity at 8912 W. 36°h Street.
entire Plan if factual.) That could change the
October 30, 1997
SUBDIVISION
ITEM NO.: 10(Cont-)FILE NO.: Z-6404
B. EXISTING CONDITIONS:
These lots are fully developed as single family sites with
two large side yards on the corner. This corner parcel or
yard area is open with little or no vegetation.
The site has some grade running east from a high point on
the west line.
C. NEIGHBORHOOD COMMENTS:
None submitted at this writing. The Barrow Neighborhood
Association was notified.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Dedication of right-of-way to 35 feet from the
centerline of W. 36th Street and 30 feet from centerline
of Ludwig and a 20' radial dedication at intersection is
required prior to issuance of building permit.
2. Provide design of streets conforming to the MSP.
Construct one half street improvements to 36th Street (24
ft. from centerline) and Ludwig (18 ft. from centerline)
including sidewalks.
3. Improve the corner curb radius to 31.5 feet with
handicap ramps.
4. All driveways shall be concrete aprons per City
Ordinance.
5. Driveways shall conform to Sec. 31-210 or Ordinance
16,577. Driveways are to be 100 feet from intersection.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Wastewater: Sewer available not adversely affected.
AP&L: No response.
Arkla: OK as submitted.
Southwestern Bell: OK as submitted.
Water: OK as submitted.
Fire Department: Show fire hydrant locations.
County PlannNo Comment - inside city
CATA: No response. Rosedale Bus Route runs down W. 36th
Street.
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October 30, 1997
SUBDIVISION
ITEM NO.: 10 (Cont.) FILE NO.: Z -
F. ISSUES/TECHNICAL/DESIGN:
Landscape -
Trees and shrubs are required to be planted along both sides
of the perimeter of the proposed driveway.
Curb and gutter or another approved border will be required
to protect landscaped areas from the vehicular traffic.
Issues:
Planning Division:
G. ANALYSIS•
The site is in the Boyle Park District. The Plan recommends
Single Family use. The site is currently zoned "C-3"
General Commercial and "R-2" Single Family. The John Barrow
Neighborhoods Area Plan concentrated the commercial use at
the major intersection (36`h and John Barrow Road) and
discouraged further commercial along 36`h Street. The
commercial was to be oriented to John Barrow Road.
This proposal includes single family use along both 36`h and
Ludwig Streets, thus stopping the commercial use area.
While the proposal does not follow the letter of the Plan
based on the existing zoning pattern, it does attempt to
meet the spirit of the Plan. The commercial portion of the
PCD is closest to the commercial area in the Plan. Most of
the commercial area is already zoned C-3 and some C-3 zoned
area would be used for single family use as the Plan
intended. The PCD must be carefully reviewed to assure that
the single family use proposed (existing) is protected and
further commercialization along 36`h Street is not encouraged
by this development.
H. STAFF RECOMMENDATIONS:
In the absence of detailed information on use, site design,
staff recommends deferral of the request to allow the owner
to work with staff and Public Works. The staff questions
unanswered are:
I. Indicate type, height and location of all ground mounted
signs.
2. Show standards of Master Street Plan for W. 36`h Street.
3. Define accurately the real need boundary for commercial
and consider removing the two houses from PD -C and leave
R-3 Single Family to meet the land use plan.
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October 30, 1997
SUBDIVISION
ITEM NO.: 10 Cont.) FILE NO.: Z-6404
4. Suggest commercial lot be 80' X 142' to give side yard
for house.
5. Redesign parking, maybe move to avoid conflict with
entrance.
6. Better define drives and parking by dimension. Make two
lane at drive thru window for passing.
7. Define use of deck, no. of tables, seats, etc.
8. Erect a sound board 8' tall on west side of drive to
baffle sound from driveup speaker as well as at menu
board.
9. Indicate areas for landscaping.
10. Answer issue of business in house facing W. 36`h Street.
SUBDIVISION COMMITTEE COMMENT:
(OCTOBER 9, 1997)
The applicant was not present at the meeting. Staff and Public
Works presented the lists of unanswered questions and ordinance
requirements. The Committee discussed the Plan briefly. Staff
indicated that calls would be made to gain resolution of these
issues before October 30`h.
PLANNING COMMISSION ACTION:
(OCTOBER 30, 1997)
The Planning Staff reported that this applicant had failed to
provide proof of notice to the adjacent property owners and there
was apparent opposition from some neighborhood representatives.
Staff recommended that this item be deferred to the next
scheduled Subdivision Hearing on December 18, 1997. This will
afford the applicant sufficient time to address the concerns
previously raised by staff and Public Works as well as being able
to notify the neighborhood properly.
After a brief discussion, the Commission determined that this
item should be placed on the Consent Agenda for deferral. A
motion to that effect was made. The motion passed by a vote of
11 ayes, 0 nays and 0 absent.
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