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HomeMy WebLinkAboutZ-6761 Staff AnalysisNovember 11, 1999 ITEM NO.: 11 NAME: Gamble - Short -Form PCD FILE NO.: Z-6761 LOCATION: Southeast corner of West 14th and Woodrow Streets DEVELOPER: ARCHITECT: Rev. Arthur Gamble 9219 Duke Drive Little Rock, AR 72204 AREA: Approx. 0.64 acre ZONING: R -3/R -5/I-2 Ron Woods/Architecture Innovation Group 2200 S. Main Street Little Rock, AR 72206 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: PROPOSED USE: Single family and Multifamily Residential and Light Industrial Mixed Office/Commercial VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes rezone the property from R -3/R -5/I-2 to PCD to allow for the development of a mixed office/commercial strip center. Construction of a single building is proposed. The building will have a total of 6,200 square feet, with the following use mix: 1. Restaurant - 2,000 square feet 2. Convenience store - 1,_200 square feet 3. Barber and beauty salon - 1,200 square feet 4. Lease area for office/commercial - 1,800 square feet A total of 20 parking spaces is proposed. The parking will be located on the west side of the building as well as a small parking area immediately south of the building at the northeast corner of Woodrow and West 15th Streets. Building November 11, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6761 and driveway locations as well as parking design are noted on the attached site plan. B. EXISTING CONDITIONS: The site is vacant and mostly grass -covered with few existing trees. There are single-family residences located to the east along West 14t" Street, to the north across West 14'-h Street and to the west across Woodrow Street. There is an abandoned lumberyard to the south and east along West 15th Street, with the Central High School campus two blocks further east. There is a church located to the south across West 15th Street, with a mixture of commercial and industrial uses further south along Woodrow Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Central High, Capitol Hill, Pine to Woodrow and Stephens Area Faith Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Woodrow Street is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 35 feet from centerline is required. 2. 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. (Improve corner curb radius to 30 feet). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Close unused driveways, reestablish curb and gutter. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 8" sewer main located on project property. Contact Little Rock Wastewater Utility prior to construction. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment. 2 November 11, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6761 Water: No Comment. Fire Department: No Comment. County Planning: No Comment. CATA: Served by CATA Routes #9 and #3; no comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the I-630 Planning District. The Land Use Plan currently shows MX for this location. The proposed use of office and commercial is consistent with the current land use category. City Recognized Neighborhood Action Plan: The Stephens Area Neighborhood Action Plan recommends enticing local businesses to locate in the Stephens Area. Landscape Issues: The street buffer drops two feet below the minimum requirement of 6 feet along West 15th Street. A 3 foot wide building landscape strip is required between the building and the public parking area. There is flexibility with this requirement. G. ANALYSIS: The applicant submitted a revised site plan to staff on October 28, 1999. The site plan has been revised to accommodate the right-of-way dedication,for Woodrow Street. As a result, the building size was reduced to 6,200 square feet and a few of the parking spaces were lost. The small parking area at the northeast corner of Woodrow and West 15th Street has been changed from right angle to 45 degree parking with an exit onto West 15th Street. A dumpster location and additional landscaped areas have also been provided. Two (2) sign locations have been noted on the revised site plan, one on each street frontage. The applicant provided a sketch of the proposed signs. The signs will be monument -type signs with heights of six (6) feet and areas 3 November 11, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6761 of 66 square feet (each sign). Each sign will need to be located at least five (5) feet back from any property line. Otherwise, there should be no outstanding issues associated with the proposed site plan. The applicant has done a good job addressing the issues as raised by the Subdivision Committee and redesigning the site plan accordingly. H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. A six (6) foot high screening fence, with its face side directed outward, must be constructed along the east property line (east of the proposed building) to screen the adjacent residential property. 3. Staff recommends C-3 permitted uses as a use mix for the property. A maximum area of 2,000 square feet should be devoted to a restaurant -type use. 4. The proposed ground -mounted signs should be located at least five (5) feet back from any property line. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Ron Woods was present, representing the application. Staff gave a brief description of the proposed PCD. Staff noted that dumpster and ground -mounted sign locations needed to be shown on the site plan, if applicable. Staff noted that the ordinance typically required 40 parking spaces for a mixed development of this size, and that a total of 26 spaces was proposed. Staff indicated no problem with the parking issue as long as the remaining "lease" area within the proposed building was not devoted to a restaurant/food service type use. In response to a question from staff, Mr. Woods noted that the sidewalk along the south and east sides of the building was needed for deliveries to the rear portion of the units. He noted that delivery vehicles would be able to park along the south side of the building. Staff noted that a screening fence would be required along the east property line, where adjacent to single family residential property. 4 November 11, 1999 SUBDIVISION ITEM NO.: 11 (Cont.) FILE NO.: Z-6761 Bob Brown, Site Plans Review Specialist, noted that some building landscaping would be required. Mr. Woods indicated that the revised plan would show this landscaping. The Public Works requirements were briefly discussed, primarily the right-of-way dedication requirement for Woodrow Street. Staff suggested ways to redesign the parking areas to allow for the dedication. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff added the following condition to the staff recommendation noted in paragraph H. of this report: "5. Any site lighting must be low-level and directed away from adjacent residential property." 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 9 ayes, 0 nays, 1 absent and 1 open position. 5 FILE NO.: Z-6761 NAME: Gamble - Short -Form PCD LOCATION: Southeast corner of West 14th and Woodrow Streets DEVELOPER: ARCHITECT: Rev. Arthur Gamble 9219 Duke Drive Little Rock, AR 72204 AREA: Approx. 0.64 acre ZONING: R -3/R -5/I-2 Ron Woods/Architecture Innovation Group 2200 S. Main Street Little Rock, AR 72206 NUMBER OF LOTS: 1 FT. NEW STREET: 0 ALLOWED USES: PROPOSED USE: VARIANCES/WAIVERS REQUESTED: A. PROPOSAL/REQUEST: Single family and Multifamily Residential and Light Industrial Mixed Office/Commercial None requested. The applicant proposes rezone the property from R -3/R -5/I-2 to PCD to allow for the development of a mixed office/commercial strip center. Construction of a single building is proposed. The building will have a total of 6,200 square feet, with the following use mix: 1. Restaurant - 2,000 square feet 2. Convenience store - 1,200 square feet 3. Barber and beauty salon - 1,200 square feet 4. Lease area for office/commercial - 1,800 square feet A total of 20 parking spaces is proposed. The parking will be located on the west side of the building as well as a small parking area immediately south of the building at the northeast corner of Woodrow and West 15th Streets. Building and driveway locations as well as parking design are noted on the attached site plan. FILE NO.: Z-6761 (Cont. B. EXISTING CONDITIONS: The site is vacant and mostly grass -covered with few existing trees. There are single-family residences located to the east along West 14th Street, to the north across West 14th Street and to the west across Woodrow Street. There is an abandoned lumberyard to the south and east along West 15th Street, with the Central High School campus two blocks further east. There is a church located to the south across West 15th Street, with a mixture of commercial and industrial uses further south along Woodrow Street. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from the neighborhood. The Central High, Capitol Hill, Pine to Woodrow and Stephens Area Faith Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Woodrow Street is listed on the Master Street Plan as a minor arterial. A dedication of right-of-way to 35 feet from centerline is required. 2. 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. (Improve corner curb radius to 30 feet). 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. Property frontage needs to have the sidewalks and ramps brought up to the current ADA standards. 5. Close unused driveways, reestablish curb and gutter. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing 8" sewer main located on project property. Contact Little Rock Wastewater Utility prior to construction. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment. Water: No Comment. Fire Department: No Comment. County Planning: No Comment. `; FILE NO.: Z-6761 (Cont.) CATA: Served by CATA Routes #9 and #3; no comment. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is in the I-630 Planning District. The Land Use Plan currently shows IX for this location. The proposed use of office and commercial is consistent with the current land use category. City Recognized Neighborhood Action Plan: The Stephens Area Neighborhood Action Plan recommends enticing local businesses to locate in the Stephens Area. Landscape Issues: The street buffer drops two feet below the minimum requirement of 6 feet along West 15th Street. A 3 foot wide building landscape strip is required between the building and the public parking area. There is flexibility with this requirement. G. ANALYSIS: The applicant submitted a revised site plan to staff on October 28, 1999. The site plan has been revised to accommodate the right-of-way dedication for Woodrow Street. As a result, the building size was reduced to 6,200 square feet and a few of the parking spaces were lost. The small parking area at the northeast corner of Woodrow and West 15th Street has been changed from right angle to 45 degree parking with an exit onto West 15th Street. A dumpster location and additional landscaped areas have also been provided. Two (2) sign locations have been noted on the revised site plan, one on each street frontage. The applicant provided a sketch of the proposed signs. The signs will be monument -type signs with heights of six (6) feet and areas of 66 square feet (each sign). Each sign will need to be located at least five (5) feet back from any property line. Otherwise, there should be no outstanding issues associated with the proposed site plan. The applicant has done a good job addressing the issues as raised by the Subdivision Committee and redesigning the site plan accordingly. 3 FILE NO.: Z-6761 (Cont.) H. STAFF RECOMMENDATIONS: Staff recommends approval of the PCD zoning subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. A six (6) foot high screening fence, with its face side directed outward, must be constructed along the east property line (east of the proposed building) to screen the adjacent residential property. 3. Staff recommends C-3 permitted uses as a use mix for the property. A maximum area of 2,000 square feet should be devoted to a restaurant -type use. 4. The proposed ground -mounted signs should be located at least five (5) feet back from any property line. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 21, 1999) Ron Woods was present, representing the application. Staff gave a brief description of the proposed PCD. Staff noted that dumpster and ground -mounted sign locations needed to be shown on the site plan, if applicable. Staff noted that the ordinance typically required 40 parking spaces for a mixed development of this size, and that a total of 26 spaces was proposed. Staff indicated no problem with the parking issue as long as the remaining "lease" area within the proposed building was not devoted to a restaurant/food service type use. -In response to a question from staff, Mr. Woods noted that the sidewalk along the south and east sides of the building was needed for deliveries to the rear portion of the units. He noted that delivery vehicles would be able to park along the south side of the building. Staff noted that a screening fence would be required along the east property line, where adjacent to single family residential property. Bob Brown, Site Plans Review Specialist, noted that some building landscaping would be required. Mr. Woods indicated that the revised plan would show this landscaping. The Public Works requirements were briefly discussed, primarily the right-of-way dedication requirement for Woodrow Street. Staff suggested ways to redesign the parking areas to allow for the dedication. 4 FILE NO.: Z-6761 (Cont. There being no further issues for discussion, the Committee forwarded the PCD to the full Commission for resolution. PLANNING COMMISSION ACTION: (NOVEMBER 11, 1999) The staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. Staff added the following condition to the staff recommendation noted in paragraph H. of this report: "5. Any site lighting must be low-level and directed away from adjacent residential property." 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 9 ayes, 0 nays, 1 absent and 1 open position. 5