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HomeMy WebLinkAboutZ-6861-A Staff AnalysisFILE NO.: Z -6861-A NAME: Brooks - Short -Form PD -C LOCATION: 4819 Stagecoach Road npvELOPER: SURVEYOR: Shirley Brooks Robert T. Bickerstaff 12109 Stagecoach Rd., Lot 301 1809 West 35th Street Little Rock, AR 72209 No. Little Rock, AR 72118 AREA: 1.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2/Nonconforming C-3 ALLOWED USES: PROPOSED USE: Single Family Residential/ C-3 Permitted Uses Restaurant/Bar and C-1 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 4819 Stagecoach Road is zoned R-2, with a C-3 nonconforming status. The commercial building located on the site was built in 1950 for use as a truck stop. The building was used for a number of years as a restaurant/bar, through January 2000. The building is currently vacant. The applicant, Shirley Brooks, filed to rezone the property to C-3 on the Planning Commission's September 28, 2000 agenda. At the suggestion of staff and the Westwood Neighborhood Association, Ms. Brooks agreed to withdraw the C-3 rezoning request in lieu of filing a PD -C (site plan specific) rezoning, in order to recognize the past commercial use of the property. FILE NO.: Z -6861-A (Cont. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-2 to PD -C in order to legitimize the past commercial use of the property. The applicant proposes to continue the use of the commercial building as a restaurant/bar. The applicant is proposing C-1 (Neighborhood Commercial) permitted uses as alternate uses for the property. B. EXISTING CONDITIONS: There is a one-story frame commercial structure located on the site. There is an asphalt parking area between the building and Stagecoach Road, with a gravel drive around the rear of the building. There are single family residences on larger lots to the north, south and east, east of Stagecoach Road. The Farmer's Association (farm supply business) is located to the west across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: The Westwood, John Barrow, Pecan Lake, Stagecoach -Dodd and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received two (2) phone calls from persons requesting information on this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is principal arterial, from centerline is 2. Stagecoach Road has 9,100. With Building Permit listed on the Master Street Plan as a dedication of right-of-way to 55 feet required. a 1998 average daily traffic count of 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5. Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 6. Stormwater detention ordinance applies to this property. 2 FILE NO.: Z -6861-A (Cont.) E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. ARKLA: No Comment received. Southwestern Bell: No Comment. Water: Contact the Water Works if larger and/or additional meter(s) are required. Fire Department: No Comment. County Planning: No Comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this location. The applicant has filed for a Planned Development Commercial for an existing restaurant/bar and to add C-1 Neighborhood Commercial uses. The property is currently shown as R-2 Single Family. Previously, the Planned Development process has been used to analyze site plan details in order to make existing non -conforming uses legal without changing the Land Use Plan. Examples of this process are found on Chicot Road and Hilaro Springs Road. The additional proposed uses of C-1 are less intensive than the current use on the property. Since this area was reviewed less than a year ago and the sole purpose is to legalize an existing use, a land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in an area covered by the Westwood section of the Pecan lake, Westwood, Stagecoach - Dodd Neighborhood Action Plan. The Westwood section of the plan states that Commercial and Office activities should remain on Asher Avenue and objects to the conversion of homes to non-residential uses except on Asher Avenue. Both 3 FILE NO.: Z -6861-A (Cont. the Stagecoach -Dodd section and Pecan Lake section of the plan oppose "spot zoning" along Stagecoach Road and encourage non-residential development to take place west of Shackleford Road and north of David O'Dodd Road. Landscape Issues: If a new vehicular paved area is developed, it will be required to be landscaped and screened from adjacent residential property. G. SUBDIVISION COMMITTEE REVIEW: Shirley Brooks was present, representing the application. Staff briefly described the proposed PD -C. Staff noted that the applicant needed to provide a future parking plan for the property, based on the fact that the right-of-way dedication and street improvements for Stagecoach Road would eliminate some of the existing asphalt parking area. Staff suggested that the construction of future on-site parking be tied to the construction of the future street improvements. This issue was discussed. Ms. Brooks noted that she would meet with staff and devise a future parking plan. In response to questions from staff, Ms. Brooks noted that there would be no ground -mounted signage or dumpster on the site. The street improvements and right-of-way dedication for Stagecoach Road were also discussed. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: As of this writing, the applicant, Shirley Brooks, has not meet with staff to work out a future parking plan for the property. This is due to the fact that Ms. Brooks has been out of town. Staff will attempt to meet with Ms. Brooks and resolve this issue prior to the public hearing. Thirteen parking spaces would be typically required for a restaurant of this size. As noted in the Subdivision Committee Comments, there will be no ground -mounted signage on the site. Only wall - mounted signage will be utilized. Typical ordinance 4 FILE NO.: Z -6861-A (Cont. requirements allow wall -mounted signage on the street side of a building, not to occupy more than 10 percent of the building's fagade. To staff's knowledge, the parking issue is the only issue left to be resolved. With resolution of this issue, staff feels that the proposed PD -C will have no adverse effect on the surrounding properties. The uses proposed for the site are of no greater intensity that the use of the property for the past 50 years. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. A future parking plan must be designed for the property, to include paving, striping, landscaping and screening. 3. Any site lighting shall be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) The Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson 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 10 ayes, 0 nays and 1 absent. 5 October 26, 2000 ITEM NO.: 5 NAME: Brooks - Short -Form PD -C LOCATION: 4819 Stagecoach Road DEVELOPER: SURVEYOR: FILE NO.: Z -6861-A Shirley Brooks Robert T. Bickerstaff 12109 Stagecoach Rd., Lot 301 1809 West 35th Street Little Rock, AR 72209 No. Little Rock, AR 72118 AREA: 1.66 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: R-2/Nonconforming C-3 ALLOWED USES: PROPOSED USE: Single Family Residential/ C-3 Permitted Uses Restaurant/Bar and C-1 Permitted Uses VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 4819 Stagecoach Road is zoned R-2, with a C-3 nonconforming status. The commercial building located on the site was built in 1950 for use as a truck stop. The building was used for a number of years as a restaurant/bar, through January 2000. The building is currently vacant. The applicant, Shirley Brooks, filed to rezone the property to C-3 on the Planning Commission's September 28, 2000 agenda. At the suggestion of staff and the Westwood Neighborhood Association, Ms. Brooks agreed to withdraw the C-3 rezoning request in lieu of filing a PD -C (site plan specific) rezoning, in order to recognize the past commercial use of the property. October 26, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) A. PROPOSAL/REQUEST: FILE NO.: Z -6861-A The applicant proposes to rezone the property from R-2 to PD -C in order to legitimize the past commercial use of the property. The applicant proposes to continue the use of the commercial building as a restaurant/bar. The applicant is proposing C-1 (Neighborhood Commercial) permitted uses as alternate uses for the property. B. EXISTING CONDITIONS: There is a one-story frame commercial structure located on the site. There is an asphalt parking area between the building and Stagecoach Road, with a gravel drive around the rear of the building. There are single family residences on larger lots to the north, south and east, east of Stagecoach Road. The Farmer's Association (farm supply business) is located to the west across Stagecoach Road. C. NEIGHBORHOOD COMMENTS: The Westwood, John Barrow, Pecan Lake, Stagecoach -Dodd and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received two (2) phone calls from persons requesting information on this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Stagecoach Road is principal arterial, from centerline is 2. Stagecoach Road has 9,100. With Building Permit listed on the Master Street Plan as a dedication of right-of-way to 55 feet required. a 1998 average daily traffic count of 3. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to this street including 5 -foot sidewalk with planned development. 4. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 5.Driveways shall conform to Sec. 31-210 or Ordinance 18,031. 2 October 26, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -6861-A 6. Stormwater detention ordinance applies to this property. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment. ARKT_A: No Comment received. Southwestern Bell: No Comment. Water: Contact the Water Works if larger and/or additional meter(s) are required. Fire Department: County Plannin : No Comment. No Comment received. CATA: Site is not located on a dedicated bus route and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Boyle Park Planning District. The Land Use Plan shows Single Family for this location. The applicant has filed for a Planned Development Commercial for an existing restaurant/bar and to add C-1 Neighborhood Commercial uses. The property is currently shown as R-2 Single Family. Previously, the Planned Development process has been used to analyze site plan details in order to make existing non -conforming uses legal without changing the Land Use Plan. Examples of this process are found on Chicot Road and Hilaro Springs Road. The additional proposed uses of C-1 are less intensive than the current use on the property. Since this area was reviewed less than a year ago and the sole purpose is to legalize an existing use, a land use plan amendment is not required. City Recognized Neighborhood Action Plan: The applicant's property lies in an area covered by the Westwood section of the Pecan lake, Westwood, Stagecoach - Dodd Neighborhood Action Plan. The Westwood section of the 3 October 26, 2000 SUBDIVISION ITEM NO.: 5 (Cont. FILE NO.: Z -6861-A plan states that Commercial and Office activities should remain on Asher Avenue and objects to the conversion of homes to non-residential uses except on Asher Avenue. Both the Stagecoach -Dodd section and Pecan Lake section of the plan oppose "spot zoning" along Stagecoach Road and encourage non-residential development to take place west of Shackleford Road and north of David O'Dodd Road. Landscape Issues: If a new vehicular paved area is developed, it will be required to be landscaped and screened from adjacent residential property. G. SUBDIVISION COMMITTEE REVIEW: Shirley Brooks was present, representing the application. Staff briefly described the proposed PD -C. Staff noted that the applicant needed to provide a future parking plan for the property, based on the fact that the right-of-way dedication and street improvements for Stagecoach Road would eliminate some of the existing asphalt parking area. Staff suggested that the construction of future on-site parking be tied to the construction of the future street improvements. This issue was discussed. Ms. Brooks noted that she would meet with staff and devise a future parking plan. In response to questions from staff, Ms. Brooks noted that there would be no ground -mounted signage or dumpster on the site. The street improvements and right-of-way dedication for Stagecoach Road were also discussed. After the discussion, the Committee forwarded the PD -C to the full Commission for resolution. H. ANALYSIS: As of this writing, the applicant, Shirley Brooks, has not meet with staff to work out a future parking plan for the property. This is due to the fact that Ms. Brooks has been out of town. Staff will attempt to meet with Ms. Brooks 4 October 26, 2000 SUBDIVISION ITEM NO.: 5 (Cont.) FILE NO.: Z -6861-A and resolve this issue prior to the public hearing. Thirteen parking spaces would be typically required for a restaurant of this size. As noted in the Subdivision Committee Comments, there will be no ground -mounted signage on the site. Only wall - mounted signage will be utilized. Typical ordinance requirements allow wall -mounted signage on the street side of a building, not to occupy more than 10 percent of the building's fagade. To staff's knowledge, the parking issue is the only issue left to be resolved. With resolution of this issue, staff feels that the proposed PD -C will have no adverse effect on the surrounding properties. The uses proposed for the site are of no greater intensity that the use of the property for the past 50 years. I. STAFF RECOMMENDATIONS: Staff recommends approval of the PD -C subject to the following conditions: 1. Compliance with the requirements as noted in paragraphs D, E and F of this report. 2. A future parking plan must be designed for the property, to include paving, striping, landscaping and screening. 3. Any site lighting shall be low-level and directed away from adjacent property. PLANNING COMMISSION ACTION: (OCTOBER 26, 2000) The Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter. The Chairperson 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 10 ayes, 0 nays and 1 absent. 5