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HomeMy WebLinkAboutZ-6611-A Staff AnalysisFebruary 14, 2002 ITEM NO.: 3 NAME: Lewis Short -form PCD LOCATION: 508 Bond Street DEVELOPER: Danny R. Lewis 913 Selma Street Little Rock, AR 72202 AREA: 0.454 Acres CURRENT ZONING: FILE NO.: Z -6611-A ENGINEER: Robert Bickerstaff, Inc. 1809 W. 35th Street N. Little Rock, AR 72118 NUMBER OF LOTS: 2 I-2, CUP PROPOSED ZONING: PCD CURRENT ALLOWED USES: Catering business FT. NEW STREET: 0 PROPOSED USE: Beauty Shop / Expansion of Catering Business VARIANCES/WAIVERS REQUESTED: Continued deferral of sidewalk improvements to Bond Street. BACKGROUND: On January 21, 1999 the Planning Commission approved a Conditional Use Permit for the property located at 508 Bond Street to be used by the applicant as a catering business. As a part of the approval, the Commission approved a variance, for a reduced front and rear yard setback of 37 and 15 feet respectively. The applicant was also granted a deferral request, by the Board of Directors, for the placement of sidewalks on Bond Street by Ordinance No. 17,943 for a five- year period of time. February 14, 2002 SUBDIVISION ITEM NO.: 3 (Cont. A. PROPOSAL/REQUEST: FILE NO.: Z -6611-A The applicant proposes to close his existing catering business and lease the 600 square foot building to a prospective tenant to be used as a beauty shop. In 18 to 24 months, the applicant proposes to construct a 600 square foot addition to the existing structure, remove the beauty shop from the premise and re-enter the catering business with a sit-down restaurant. The sit-down restaurant will have a seating capacity of 15 in conjunction with the catering. The applicant proposes the addition of 9 parking spaces as a part of the future development. Presently there are three parking spaces located on the site, which would give a total of 12 parking spaces when the development is complete. The applicant is requesting a continued deferral of sidewalk improvements to Bond Street. B. EXISTING CONDITIONS: The site is zoned I-2, Light Industrial and contains a single building used as a catering business. The area to the north is zoned I-3 but is vacant. West of the site are duplex units along East Capitol Avenue and Pepper Street on I-2, Light Industrial zoned property. To the south of the site there is a tire shop and car body shop. East of the site, on Bond Street, is single-family and duplex units located on R-4, Two-family zoned property. Other uses in the area include a liquor distribution' center, a club, a church and a Little Rock School District maintenance center. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified, and the East Little Rock and Hanger Hill Neighborhood Associations were hearing. As of this writing, comment from the neighborhood. notified of the public staff has not received any February 14, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -6611-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. East Capitol is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement.to these streets including 5 -foot sidewalks with Planned Development. New curb line to 15.5 feet from centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available in 5t' and 6t' Streets. Location of Sewer Service unknown. Contact Little Rock Wastewater Utility at 376-2903 for details. Entergy: Approved as submitted. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Due to the nature of the processes used in this facility, installation of an approved backflow preventer assembly will be required on the domestic water service. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2438. Fire Department: Approved as submitted. County Planning: No comment received. CATA: Site is located on Bus Route # 12 and has no effect on bus radius, turnout and route. 3 February 14, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -6611-A F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the I-30 Planning District. The Future Land Use Plan indicates Industrial for the site and the property is zoned I-2, Light Industrial. This area is included in a much large area which a pending review of the Future Land Use Plan is anticipated. This area will be reviewed with the larger area to determine any amendments necessary to the Future Land Use Plan. City Recognized Neighborhood Action Plan: The application lies in an area, which is not covered by a recognized City of Little Rock Neighborhood Action Plan.. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2002) Mr. Danny Lewis was present representing the application. Staff presented the item and noted additional items which were needed on the site plan, dumpster location, signage, days and hours of operation. Public Works comments were presented indicating the applicant would be required to. construct sidewalks along East Capitol Avenue at the time of building permit. Mr. Lewis stated there would be three employees on the site and the hours of operation would be from 11 am to 7 pm. He stated there would be a wall -mounted sign located on the building adjacent to West Capitol Avenue and he indicated the area would be the maximum area allowable under the ordinance for commercial wall signs. Mr. Lewis was directed to submit a revised site plan to staff indicating all the additional information requested. 4 February 14, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -6611-A The Committee determined there were no outstanding issues associated with the proposed rezoning. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on January 28, 2002. The revised plan and additional information addresses the issues as raised by staff and the Subdivision Committee. Information concerning site lighting, employees, hours of operation, trash dumpster location and screening were provided. The applicant proposes the days and hours of operation to be Monday through Saturday from 11 am to 7 pm. He stated there would be three employees for the business. The applicant located the dumpster on the site plan and indicated the screening would be according to ordinance standards; at least 2 -feet above the height of the dumpster not to exceed 8 -feet. The applicant stated any additional site lighting would be low level and directed away from residentially zoned property. The applicant proposes a 2 -foot by 6 -foot wall mounted sign (12 square feet). This is well within typical ordinance standard for signage permitted in commercial zoning (not to exceed 10 percent in aggregate sign area for the occupancy's fagade area). Currently, there are three parking spaces located on the site. The typical ordinance requirement for a beauty shop, 600 square feet in area, would be three (one space per 200 square feet of gross floor area) . The applicant proposes 12 parking spaces as a part of the future development. Typical ordinance parking requirements are one per 100 square feet of gross floor area for a restaurant. The proposed gross square footage of the restaurant is 1200 square feet, which equates to 12 parking spaces necessary to serve the business. The building setbacks conform to typical C-1 zoning requirements, the zoning designation in which both a 5 February 14, 2002 SUBDIVISION ITEM NO.: 3 (Cont.) FILE NO.: Z -6611-A restaurant and beauty shop are allowable uses and a catering business is allowable as a conditional use. The property located to the west of the site is zoned I-2, Light Industrial, which will not require buffers adjacent to the parking area. The applicant proposes to place landscaping from the north line of the parking area to the street and on the east property line in a similar fashion. Landscaping will also be placed on the south line of the parking area to the south property line then east to the edge of the dumpster. As indicated in the landscaping comments the proposed buffers and landscaping meet with ordinance requirements. The applicant has a deferral of street improvements to Bond Street from a previous application, which is set to expire 2004. The applicant is requesting a continued deferral of street improvements to Bond Street; sidewalk improvements, until such a time the addition to the building is constructed. At that time the street improvements will be made to West Capitol Avenue and the sidewalk on Bond Street will be installed. Staff is supportive of the rezoning request. The City's Future Land Use Plan for the area indicates Industrial for the site and the area to the north, south and west. Properties to the east, across Bond Street, are shown as commercial with a portion shown as multi -family. With proper screening in this area the residents will be protected from any potential negative impacts. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PCD. The proposed rezoning request for Lewis Short -form PCD should have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. Staff recommends of the request for the continued deferral of the placement of a sidewalk on Bond Street. C FILE NO.: Z -6611-A NAME: Lewis Short -form PCD LOCATION: 508 Bond Street DEVELOPER: Danny R. Lewis 913 Selma Street Little Rock, AR 72202 AREA: 0.454 Acres ENGINEER: Robert Bickerstaff, Inc. 1809 W. 35th Street N. Little Rock, AR 72118 NUMBER OF LOTS: 2 CURRENT ZONING: I-2, CUP PROPOSED ZONING: PCD CURRENT ALLOWED USES: Catering business FT. NEW STREET: 0 PROPOSED USE: Beauty Shop / Expansion of Catering Business VARIANCES/WAIVERS REQUESTED: Continued deferral of sidewalk improvements to Bond Street. BACKGROUND: On January 21, 1999 the Planning Commission approved a Conditional Use Permit for the property located at 508 Bond Street to be used by the applicant as a catering business. As a part of the approval, the Commission approved a variance, for a reduced front and rear yard setback of 37 and 15 feet respectively. The applicant was also granted a deferral request, by the Board of Directors, for the placement of sidewalks on Bond Street by Ordinance No. 17,943 for a five- year period of time. FILE NO.: Z -6611-A (Cont.) A. PROPOSAL/REQUEST: The applicant proposes to close his existing catering business and lease the 600 square foot building to a prospective tenant to be used as a beauty shop. In 18 to 24 months, the applicant proposes to construct a 600 square foot addition to the existing structure, remove the beauty shop from the premise and re-enter the catering business with a sit-down restaurant. The sit-down restaurant will have a seating capacity of 15 in conjunction with the catering. The applicant proposes the addition of 9 parking spaces as a part of the future development. Presently there are three parking spaces located on the site, which would give a total of 12 parking spaces when the development is complete. The applicant is requesting a continued deferral of sidewalk improvements to Bond Street. B. EXISTING CONDITIONS: The site is zoned I-2, Light Industrial and contains a single building used as a catering business. The area to the north is zoned I-3 but is vacant. West of the site are duplex units along East Capitol Avenue and Pepper Street on I-2, Light Industrial zoned property. To the south of the site there is a tire shop and car body shop. East of the site, on Bond Street, is single-family and duplex units located on R-4, Two-family zoned property. Other uses in the area include a liquor distribution center, a club, a church and a Little Rock School District maintenance center. C. NEIGHBORHOOD COMMENTS: All property owners within 200 feet of the site, all residents within 300 feet of the site, who could be identified, and the East Little Rock and Hanger Hill Neighborhood Associations were notified of the public hearing. As of this writing, staff has not received any comment from the neighborhood. 2 FILE NO.: Z -6611-A (Cont.) D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. East Capitol is classified on the Master Street Plan as a commercial street. Dedicate right-of-way to 30 feet from centerline. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. All driveways shall be concrete aprons per City Ordinance. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvement to these streets including 5 -foot sidewalks with Planned Development. New curb line to 15.5 feet from centerline. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available in 5th and 6t' Streets. Location of Sewer Service unknown. Contact Little Rock Wastewater Utility at 376-2903 for details. Entergy: Approved as submitted. ARKLA: No comment received. Southwestern Bell: Approved as submitted. Water: Due to the nature of the processes used in this facility, installation of an approved backflow preventer assembly will be required on the domestic water service. Contact Carroll Keatts, Central Arkansas Water's Cross Connection Program Administrator at 992-2438. Fire De artment: Approved as submitted. County Planning: No comment received. CATA: Site is located on Bus Route # 12 and has no effect on bus radius, turnout and route. 3 FILE NO.: Z -6611-A (Cont.) F. ISSUES/TECHNICAL/DESIGN: Planning Division: The request is located in the I-30 Planning District. The Future Land Use Plan indicates Industrial for the site and the property is zoned I-2, Light Industrial. This area is included in a much large area which a pending review of the Future Land Use Plan is anticipated. This area will be reviewed with the larger area to determine any amendments necessary to the Future Land Use Plan. City Recognized Neighborhood Action Plan: The application lies in an area, which is not covered by a recognized City of Little Rock Neighborhood Action Plan. Landscape Issues: Areas set aside for buffers and landscaping meet with ordinance requirements. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: (January 24, 2002) Mr. Danny Lewis was present representing the application. Staff presented the item and noted additional items which were needed on the site plan, dumpster location, signage, days and hours of operation. Public Works comments were presented indicating the applicant would be required to construct sidewalks along East Capitol Avenue at the time of building permit. Mr. Lewis stated there would be three employees on the site and the hours of operation would be from 11 am to 7 pm. He stated there would be a wall -mounted sign located on the building adjacent to West Capitol Avenue and he indicated the area would be the maximum area allowable under the ordinance for commercial wall signs. Mr. Lewis was directed to submit a revised site plan to staff indicating all the additional information requested. The Committee determined there were no outstanding issues associated with the proposed rezoning. The Committee then 4 FILE NO.: Z -6611-A (Cont.) forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on January 28, 2002. The revised plan and additional information addresses the issues as raised by staff and the Subdivision Committee. Information concerning site lighting, employees, hours of operation, trash dumpster location and screening were provided. The applicant proposes the days and hours of operation to be Monday through Saturday from 11 am to 7 pm. He stated there would be three employees for the business. The applicant located the dumpster on the site plan and indicated the screening would be according to ordinance standards; at least 2 -feet above the height of the dumpster not to exceed 8 -feet. The applicant stated any additional site lighting would be low level and directed away from residentially zoned property. The applicant proposes a 2 -foot by 6 -foot wall mounted sign (12 square feet). This is well within typical ordinance standard for signage permitted in commercial zoning (not to exceed 10 percent in aggregate sign area for the occupancy's fagade area). Currently, there are three parking spaces located on the site. The typical ordinance requirement for a beauty shop, 600 square feet in area, would be three (one space per 200 square feet of gross floor area) . The applicant proposes 12 parking spaces as a part of the future development. Typical ordinance parking requirements are one per 100 square feet of gross floor area for a restaurant. The proposed gross square footage of the restaurant is 1200 square feet, which equates to 12 parking spaces necessary to serve the business. The building setbacks conform to typical C-1 zoning requirements, the zoning designation in which both a restaurant and beauty shop are allowable uses and a catering business is allowable as a conditional use. The property located to the west of the site is zoned I-2, Light Industrial, which will not require buffers adjacent to the parking area. The applicant proposes to place 5 FILE NO.: Z -6611-A (Cont. landscaping from the north line of the parking area to the street and on the east property line in a similar fashion. Landscaping will also be placed on the south line of the parking area to the south property line then east to the edge of the dumpster. As indicated in the landscaping comments the proposed buffers and landscaping meet with ordinance requirements. The applicant has a deferral of street improvements to Bond Street from a previous application, which is set to expire 2004. The applicant is requesting a continued deferral of street improvements to Bond Street; sidewalk improvements, until such a time the addition to the building is constructed. At that time the street improvements will be made to West Capitol Avenue and the sidewalk on Bond Street will be installed. Staff is supportive of the rezoning request. The City's Future Land Use Plan for the area indicates Industrial for the site and the area to the north, south and west. Properties to the east, across Bond Street, are shown as commercial with a portion shown as multi -family. With proper screening in this area the residents will be protected from any potential negative impacts. Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed PCD. The proposed rezoning request for Lewis Short -form PCD should have no adverse impact on the general area. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed rezoning request subject to compliance with the conditions outlined in Paragraphs D, E and F of this report. Staff recommends of the request for the continued deferral of the placement of a sidewalk on Bond Street. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2002) Mr. Danny Lewis was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. C FILE NO.: Z -6611-A (Cont.) There was no further discussion. The application was placed on the consent agenda for approval as recommended by staff. The vote passed by 11 ayes, 0 noes and 0 absent. 7