Loading...
HomeMy WebLinkAboutZ-6481-B Staff AnalysisFebruary 20, ,2003 ITEM NO.: F FILE NO.: Z -6481-B NAME: Breshears Revised Short -form PCD LOCATION: on the northwest corner of Woodlawn and Tyler Streets DEVELOPER: D. R. Breshears 6605 Kenwood Little Rock, AR 72207 ENGINEER: Donald Brooks Surveying 20820 Arch Street Pike Hensley, AR 72065 AREA: 0.14 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Restaurant with a mixture of 36 seats; a catering -commercial use; C-1 permitted uses. PROPOSED ZONING: Revised PCD PROPOSED USE: Same as above with the addition of a second structure adjacent to the alley to be used as a contractor's storage shed. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On September 15, 1998 the City of Little Rock Board of Directors adopted Ordinance No. 17,820, rezoning the site from R-3, Single-family to PD -C. Ordinance No. 17,821 which was also approved on September 15, 1998 deferred the right-of-way dedication on Tyler Street and Woodlawn Avenue for five years. February 20, 2003 ITEM NO.: F (Cont. FILE NO.: Z -6481-B The approved PD -C allowed the continuing use of the building as a deli/restaurant with seating for a maximum of 36 persons, allowing seating on a proposed 20 foot by 17 foot deck with proper screening and on outside speakers. C-1 permitted uses were approved as alternative uses. On February 16, 1999 the Little Rock Board of Directors adopted Ordinance No. 17,933 approving two (2) minor revisions to the previously approved PD -C. The applicant was allowed to add "catering -commercial" as a permitted use of the property, in conjunction with the approved restaurant use. The applicant indicated there would be no expansion of the existing kitchen facility or additional employees required. There would also be no changes to the previously approved site plan. The applicant also requested a modification to the hours of operation. The applicant requested the daily hours of operation to be 10:30 am to 6:30 pm, Monday through Saturday. The applicant indicated the delivery vehicle for the catering operation would be a mini -van, the restaurant owner/manager's personal vehicle, which he would drive to the restaurant daily. A. PROPOSAUREQUEST: The applicant proposes to revise the previously approved PD -C to allow for the construction of a second structure on the site near the western property line adjacent to the alley. The applicant is proposing to use the building as a contractor's storage shed. The applicant is not proposing any plumbing to be located in the storage building. The building is proposed at 35 -feet by 45 -feet and to be a single -story metal building. There is an existing 18 -foot by 20 -foot concrete slab on the site, which will be incorporated into the new concrete slab used to support the new structure. B. EXISTING CONDITIONS: The site contains a one-story 1373 square foot frame commercial building with a 16 foot by 10 foot deck on the rear corner. There are single-family residences to the north, west and south, across Woodlawn Avenue. Fairpark Elementary School is located to the east, across Tyler Street. There is an existing wood fence running approximately '/ the distance of the north property line. Woodlawn Street has been constructed with curb and gutter but no sidewalk adjacent to the site. Tyler Street has not been constructed to Master Street Plan Standards and has open ditches for drainage. 2 February 20, 2003 , ITEM NO.: F Cont. FILE NO.: Z -6481-B C. NEIGHBORHOOD COMMENTS: As of this writing staff has not received any comment from area residents. The Hillcrest Residents and the Capitol View Neighborhood Associations were notified of the public hearing along with all property owners located within 200 - feet of the site and all residents, who could be identified, located within 300 -feet of the site. D. ENGINEERING COMMENTS: E PUBLIC WORKS CONDITIONS: No Comment. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Single Family for this property. The applicant has applied for a revision of the PCD for a storage building on this property in addition to the existing restaurant. If the proposed structure is done so that it has a residential feel, the proposal would not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by "the Hillcrest Neighborhood Action Plan: a 'Blueprint' of Our Community." The chapter on zoning and land use contains a 3 February 20, 2003 , ITEM NO.: F (Cont.) FILE NO.: Z -6481-B goal of creating a different set of guidelines with which to govern the development of Hillcrest. This goal is supported by the two objectives directing specific policy for preserving the aesthetic nature of the neighborhood and establishing design standards consistent with the character of the neighborhood. The plan also contains a list of supplemental issues, which includes a land use objective of limiting Mixed Uses to the Kavanaugh commercial areas. Landscape Issues: The proposed structure extends over into the required 6.7 foot wide street buffer area along Woodlawn Avenue. The wood fence along the northern perimeter needs to continue westward toward the alley. Building Codes: No comment. G. SUBDIVISION COMMITTEE COMMENT: (January 16, 2003) Mr. Don Breshears was present representing the application. Staff presented an overview of the proposed project to the Committee. Staff then stated there were additional items needed on the proposed project. Staff questioned Mr. Breshears of the items to be stored in the proposed garage. Staff also indicated the hours of operation of the restaurant/deli would need to be revised as a part of the application. Staff stated the original PCD did not allow for deliveries to be made to the site other than in the owner/operators personal vehicle. Staff questioned if deliveries were being made in this manner and if not stated the applicant would also need to make a revision to the PCD to allow delivery trucks to access the site. Staff requested the applicant provide the proposed building materials, building height and driveway location. Landscaping comments were addressed. Staff stated the applicant would be required to extend the existing wooden fence to the west along the property line to screen the adjoining single-family residence to the north. There was no further discussion. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised cover letter to Staff addressing most of the issues raised by Staff and the Subdivision Committee. The applicant has indicated a 30 -foot by 45 -foot storage building to be located on the site near the intersection of Woodlawn and the alley on the western property line. The 4 February 20, 2003 , ITEM NO.: F (Cont. FILE NO.: Z -6481-B applicant has indicated there will be two driveways and two door locations for the building; one located on Woodlawn and one located from the alley. The applicant has stated both will be overhead doors and the driveway accessed from Woodlawn will have 20 -feet width. The door adjacent to the alley will have a 12 -foot driveway. Both doors will be remote controlled doors. The applicant has indicated the new structure will be constructed with materials that will blend with the existing architecture of the neighborhood. The applicant has not indicated the proposed building height. The applicant has indicated the current hours of operation for the restaurant to be Tuesday through Thursday from 5:00 pm to 9:00 pm and Friday and Saturday until 10:00 pm. Staff feels this should be the actual closing time of the business (both customers and employees). The applicant has also indicated deliveries for the restaurant to be on Friday afternoon between 2:00 pm and 4:00 pm. Staff is supportive of the request to allow delivery vehicles to access the site. The applicant has indicated the new structure will be utilized for storage of cars, a boat, lawn mowers, weed eaters, blowers, garden equipment and lumber for repairs of the existing structure when needed. The applicant has indicated the new structure will not be a commercial use; therefore, hours of operation do not apply. Staff is not supportive of the proposed request. The applicant has not given Staff satisfaction the proposed new structure will blend with the existing architecture. The building material was not furnished as requested at the Subdivision Committee meeting nor was the proposed building height. Staff is also concerned with the size of the proposed structure. A 30 -foot by 45 -foot building is not compatible with the scale of garage or outbuildings in the area. Although several homes do have detached garages for the most part they are somewhat smaller more in line with the existing concrete slab on the site or 18 - feet by 20 -feet. The applicant proposes the building placement on Woodrow Street seven (7) feet and adjacent to the alley at 1.5 feet from the property line. The location of the drive would cause vehicles exiting the site to back onto the street on Woodrow Street and be parked or blocking the alley in the second drive location. The site is located near an elementary school and staff is not supportive of this access or the backing of vehicles into the street. Safety is the primary concern of Staff. With the building placement and the driveway locations Staff does not feel the proposal would allow for safe access to and from the site. Staff is not supportive of the proposed development as filed. The existing scale of the building does not lend itself to the character of the existing neighborhood. Staff would recommend the hours of operation be modified to allow the business February 20, 2003 , ITEM NO.: F (Cont. FILE NO.: Z -6481-B to remain open but that the site be vacated by both customers and employees by the reported time. STAFF RECOMMENDATION: Staff recommends denial of the proposed request as filed. PLANNING COMMISSION ACTION: (FEBRUARY 6, 2003) The applicant was not present and there were no objectors present. Staff stated the applicant failed to notify property owners 15 -days prior to the Public Hearing as required by the Planning Commission By -Laws. Staff stated the applicant had requested the item be deferred to the February 20, 2003 Public Hearing. Staff stated they were supportive of the request. There was no further discussion of the item. The item was placed on the Consent Agenda for deferral. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. PLANNING COMMISSION ACTION: (FEBRUARY 20, 2003) The applicant was not present. There were objectors present. Staff stated the applicant had requested the item be withdrawn without prejudice. Staff stated they supported the requested withdrawal. There was no further discussion. The item was placed on the consent agenda for withdrawal. A motion was made to approve the Consent Agenda to include all Staff Recommendations and Comment. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. N. February 6, 2003 ITEM NO.: 9 FILE NO.: Z -6481-B NAME: Breshears Revised Short -form PCD LOCATION: on the northwest corner of Woodlawn and Tyler Streets DEVELOPER: ENGINEER: D. R. Breshears Donald Brooks Surveying 6605 Kenwood 20820 Arch Street Pike Little Rock, AR 72207 Hensley, AR 72065 AREA: 0.14 Acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 CURRENT ZONING: PCD ALLOWED USES: Restaurant with 36 seats; a catering -commercial use; C-1 permitted uses. PROPOSED ZONING: Revised PCD PROPOSED USE: Same as above with the addition of a second structure adjacent to the alley to be used as a contractor's and personal storage shed. VARIANCESMAIVERS REQUESTED: None requested. BACKGROUND: On September 15, 1998, the City of Little Rock Board of Directors adopted Ordinance No. 17,820, rezoning the site from R-3, Single-family to PD -C. Ordinance No. 17,821, which was also approved on September 15, 1998, deferred the right-of-way dedication on Tyler Street and Woodlawn Avenue for five years. The approved PD -C allowed the continuing use of the building as a deli/restaurant with seating for a maximum of 36 persons, allowing seating on a proposed 20 foot by 17 foot deck with proper screening and no outside speakers. C-1 permitted uses were approved as alternative uses. February 6, 2003 S SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.. Z -6481-B On February 16, 1999, the Little Rock Board of Directors adopted Ordinance No. 17,933, approving two (2) minor revisions to the previously approved PD -C. The applicant was allowed to add "catering -commercial" as a permitted use of the property, in conjunction with the approved restaurant use. The applicant indicated there would be no expansion of the existing kitchen facility or additional employees required. There would also be no changes to the previously approved site plan. The applicant also requested a modification to the hours of operation. The applicant requested the daily hours of operation to be 10:30 am to 6:30 pm, Monday through Saturday. The applicant indicated the delivery vehicle for the catering operation would be a mini -van, the restaurant owner/manager's personal vehicle, which he would drive to the restaurant daily. On May 17, 2001 Staff approved a revision to the hours of operation allowing the restaurant to be open from 10:30 am to 9:00 pm. The applicant has requested this item be deferred to the February 20, 2003 Public Hearing. 2 Subdivision Committee Comments Item No. 9 Breshears Short -form Revised PCD Planning Staff Comments: v 1 2. 3. 4. 5. 6. 7. 8. January 16, 2003 Z -6481-B Provide proposed building materials, building height and driveway location on the site plan. Provide the current hours_of operation of the restaurant/deli. Provide the expected materials to be stored on the site. Are there currently delivery vehicles other than the owner/manager of the restaurant/deli making deliveries to the site. Provide the days and hours of operation of expected use of the new structure. Provide any proposed fencing location, height and the proposed fencing materials. Indicate any onsite dumpster location and required screening. Provide notification of property owners located within 204 -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, not adversely affected. Enter : No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Plannin Division: Landscape Issues: The proposed structure extends over into the required 6.7 foot wide street buffer area along Woodlawn Avenue. The wood fence along the northern perimeter needs to continue westward toward the alley. Revised Plat/lan: Submit four (4) copies of a revised preliminary plat/revised site plan and cover letter (to include the additional information as noted above) to staff on Wednesday, January 22, 2003. Subdivision Committee Comments January 16, 2003 Item No. 9 Z-6481 -B Breshears Short -form Revised PCD Planning_Staff Comments: 1. Provide proposed building materials, building height and driveway location on the site plan. 2. Provide the current hours of operation of the restaurant/deli. 3. Provide the expected materials to be stored on the site. 4. Are there currently delivery vehicles other than the owner/manager of the restaurant/deli making deliveries to the site. 5. Provide the days and hours of operation of expected use of the new structure. 6. Provide any proposed fencing location, height and the proposed fencing materials. 7. Indicate any onsite dumpster location and required screening. 8. 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, not adversely affected Enter : No comment received. Center -Point Energy: No comment received. SBC: Approved as submitted. Central Arkansas Water: No objection. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. Planning Division: (� L4,& Landscape Issues: The proposed structure extends over into the required 6.7 foot wide street buffer area along Woodlawn Avenue. The wood fence along the northern perimeter needs to continue westward toward the alley. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/revised site plan and cover letter (to include the additional information as noted above) to staff on Wednesday, January 22, 2003.