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HomeMy WebLinkAboutZ-6767 Staff AnalysisFILE NO.: Z-6767 NAME: The Toddy Shop - Short -Form PD -C LOCATION DEVELOPER: 14001 Cantrell Road A. J. Gornatti 14001 Cantrell Road Little Rock, AR 72212 AREA: Approx. 0.38 acre ZONING: R-2/Nonconforming C-3 ENGINEER: McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: General Commercial PROPOSED USE: VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: Addition to existing liquor store building The property at 14001 Cantrell Road is zoned R-2 with a nonconforming C-3 status. The existing building on the site is a two-story, 2,485 square foot brick building that has a retail liquor store on the lower level (1,242.5 square feet) and office and storage space for the liquor store business on the upper level (1,242.5 square feet). There are seven paved parking spaces for customers on the north side of the building with a gravel parking area in the rear for employees. The building has a drive-thru window on the west side with a paved access drive. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PD -C in order to expand the nonconforming commercial building. The applicant proposes to construct a 12.8 foot by 29 foot addition (single story) on the east side of the building. The expansion will accommodate additional cooler space required by the business. The exterior walls will be FILE NO.: Z-6767 (Cont.) constructed of four inch thick galvanized steel panels which will be painted white. the applicant has noted that the existing hours of operation are from 10:00 a.m. to 10:00 p.m., Monday - Thursday and 10:00 a.m. to 11:00 p.m., Friday and Saturday. B. EXISTING CONDITIONS: There is an existing two-story commercial building on the site with paved parking in the front, a paved drive-thru area and a gravel parking area in the rear. There is undeveloped 0-3 and C-3 zoned property to the north across Cantrell Road, with the Kroger store commercial development to the northwest. There is a carwash immediately west of this site, with a miniwarehouse and commercial development further west. There is a landscape business located across Black Road to the east, with single family residences further east along the south side of Cantrell Road. There is one single family residence immediately south of this site in addition to undeveloped R-2 zoned property. C. NEIGHBORHOOD COMMENTS: Staff has received no comment from the neighborhood as of this writing. The Parkway Community Improvement, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial; dedication of right-of-way to 55 feet from centerline will be required. 2. Black Road is a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the corner of Cantrell and Black Roads. 4. Provide design of streets conforming to "MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies to this property. 8. Revise driveway location to allow access from Black Road only. 9. Show driveway location on site plan. K FILE NO.: Z-6767 (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Location of sewer service for this property unknown. Contact Little Rock Wastewater Utility for details. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is not currently served by CATA; approved. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the River Mountain Planning District. The Land Use Plan currently shows Commercial for this location. The existing use of a liquor store is consistent with the current land use category. City Recognized Neighborhood Action Plan: The River Mountain Neighborhood Action Plan did not list goals or objectives pertaining to this action. Landscape Issues: A small landscape upgrade toward compliance with the Landscape Ordinance equal to the 15% building expansion proposed is required. G. ANALYSIS: The applicant submitted a letter to staff with additional information as requested. The applicant has noted that the required right-of-way for both streets will be dedicated, including the 20 foot corner radial dedication. The applicant also notes that a 15 percent in -lieu contribution will be made for the required street improvements. The applicant proposes to utilize the two (2) existing driveways (one from Cantrell Road and one from Black Road) for access. The two drives have existed and served the 3 FILE NO.: Z-6767 (Cont. property for several years. Based on the small scale of the proposed building expansion, Public Works supports using the existing driveways and making the 15 percent in - lieu contribution for future street improvements. There should be no outstanding issues associated with this application. The proposed building addition should have no adverse impact on the surrounding properties. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff supports utilizing the existing driveways for access. 3. Staff supports a 15 percent in -lieu contribution for future street improvements. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Pat McGetrick was present, representing the application. Staff briefly described the PD -C. The Public Works requirements were briefly discussed. A waiver or 15 percent in -lieu contribution for the required street improvements was discussed. The requirement for a revised driveway location to allow access from Black Road only was also discussed. After the brief discussion, the Committee forwarded the PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) Staff informed the Commission that the applicant submitted a letter to staff on November 2, 1999 requesting that the item be deferred to the December 2, 1999 agenda. The applicant failed to send the required notification. Staff supported the deferral request. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the December 2, 1999 agenda. A notice to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. 4 FILE NO.: Z-6767 (Cont. PLANNING COMMISSION ACTION: (DECEMBER 2, 1999) The staff presented a positive recommendation on this application, and there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 5 December 2, 1999 ITEM NO.: I FILE NO.: Z-6767 NAME: The Toddy Shop - Short -Form PD -C LOCATION: 14001 Cantrell Road DEVELOPER - A. J. Gornatti 14001 Cantrell Road Little Rock, AR 72212 AREA: Approx. 0.38 acre ZONING: R-2/Nonconforming C-3 ENGINEER: McGetrick and McGetrick 319 E. Markham St., Ste. 202 Little Rock, AR 72201 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: General Commercial PROPOSED USE: Addition to existing liquor store building VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 14001 Cantrell Road is zoned R-2 with a nonconforming C-3 status. The existing building on the site is a two-story, 2,485 square foot brick building that has a retail liquor store on the lower level (1,242.5 square feet) and office and storage space for the liquor store business on the upper level (1,242.5 square feet). There are seven paved parking spaces for customers on the north side of the building with a gravel parking area in the rear for employees. The building has a drive-thru window on the west side with a paved access drive. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PD -C in order to expand the nonconforming commercial building. The applicant proposes to construct a 12.8 foot by 29 foot addition (single story) on the east side of the building. The expansion will accommodate additional cooler December 2, 1999 ITEM NO.: I (Cont.) FILE NO.: Z-6767 space required by the business. The exterior walls will be constructed of four inch thick galvanized steel panels which will be painted white. the applicant has noted that the existing hours of operation are from 10:00 a.m. to 10:00 p.m., Monday -Thursday and 10:00 a.m. to 11:00 p.m., Friday and Saturday. B. EXISTING CONDITIONS: There is an existing two-story commercial building on the site with paved parking in the front, a paved.drive-thru area and a gravel parking area in the rear. There is undeveloped 0-3 and C-3 zoned property to the north across Cantrell Road, with the Kroger store commercial development to the northwest. There is a carwash immediately west of this site, with a miniwarehouse and commercial development further west. There is a landscape business located across Black Road to the east, with single family residences further east along the south side of Cantrell Road. There is one single family residence immediately south of this site in addition to undeveloped R-2 zoned property. C. NEIGHBORHOOD COMMENTS: Staff has received no comment from the neighborhood as of this writing. The Parkway Community Improvement, Secluded Hills and Westbury Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Cantrell Road is listed on the Master Street Plan as a principal arterial; dedication of right-of-way to 55 feet from centerline will be required. 2. Black Road is a commercial street. Dedicate right-of-way to 30 feet from centerline. 3. A 20 foot radial dedication of right-of-way is required at the corner of Cantrell and Black Roads. 4. Provide design of streets conforming to " MSP" (Master Street Plan). Construct one-half street improvements to these streets including 5 -foot sidewalks with planned development. 5. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 6. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 7. Stormwater detention ordinance applies to this property. 2 December 2, 1999 ITEM NO.: I (Cont.) FILE NO.: Z-6767 8. Revise driveway location to allow access from Black Road only. 9. Show driveway location on site plan. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Location of sewer service for this property unknown. Contact Little Rock Wastewater Utility for details. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No Comment. Fire Department: Fire hydrant may be required. Contact Dennis Free at 918-3752 for details. County Planning: No Comment. CATA: Site is not currently served by CATA; approved. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the River Mountain Planning District. The Land Use Plan currently shows Commercial for this location. The existing use of a liquor store is consistent with the current land use category. City Recognized Neighborhood Action Plan: The River Mountain Neighborhood Action Plan did not list goals or objectives pertaining to this action. Landscape Issues: A small landscape upgrade toward compliance with the Landscape Ordinance equal to the 15% building expansion proposed is required. G. ANALYSIS: The applicant submitted a letter to staff with additional information as requested. The applicant has noted that the required right-of-way for both streets will be dedicated, including the 20 foot corner radial dedication. The applicant also notes that a 15 percent in -lieu contribution will be made for the required street improvements. 3 December 2, 1999 ITEM NO.: I (Cont. FILE NO.: Z-6767 The applicant proposes to utilize the two (2) existing driveways (one from Cantrell Road and one from Black Road) for access. The two drives have existed and served the property for several years. Based on the small scale of the proposed building expansion, Public Works supports using the existing driveways and making the 15 percent in -lieu contribution for future street improvements. There should be no outstanding issues associated with this application. The proposed building addition should have no adverse impact on the surrounding properties. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. Staff supports utilizing the existing driveways for access. 3. Staff supports a 15 percent in -lieu contribution for future street improvements. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Pat McGetrick was present, representing the application. Staff briefly described the PD -C. The Public Works requirements were briefly discussed. A waiver or 15 percent in -lieu contribution for the required street improvements was discussed. The requirement for a revised driveway location to allow access from Black Road only was also discussed. After the brief discussion, the Committee forwarded the PD -C to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) Staff informed the Commission that the applicant submitted a letter to staff on November 2, 1999 requesting that the item be deferred to the December 2, 1999 agenda. The applicant failed to send the required notification. Staff supported the deferral request. 4 December 2, 1999 ITEM NO.: I (Cont.) FILE NO.: Z-6767 The Chairman placed the item before the Commission for inclusion within the Consent Agenda for deferral to the December 2, 1999 agenda. A notice to that effect was made. The motion passed by a vote of 9 ayes, 0 nays, 1 absent and 1 open position. PLANNING COMMISSION ACTION: (DECEMBER 2, 1999) The staff presented a positive recommendation on this application, and there were no further issues for resolution. There were no objectors to this matter. The Chairman placed the item before the Commission for inclusion within the Consent Agenda for approval as recommended by staff. A motion to that effect was made. The motion passed by a vote of 11 ayes and 0 nays. 5