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HomeMy WebLinkAboutZ-6863 Staff AnalysisFILE NO.: Z-6863 NAME: Michael - Short -Form PCD LOCATION: 1701 Rebsamen Park Road nEVELOPER: ENGINEER: Anthony Michael Don Johnson 1701 Rebsamen Park Rd. 300 Spring St., Little Rock, AR Little Rock, AR AREA: Approx. 0.30 acre NUMBER OF LOTS: 1 ZONING: R-3 Nonconforming C-3 ALLOWED USES: Ste. 215 72201 FT. NEW STREET: 0 Single Family Residential/ Nonconforming Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 1701 Rebsamen Park Road is currently zoned R-3 and has a nonconforming C-3 status. There is an existing 1,075 square foot commercial building on the site which contains a cigar shop. There is also an existing 900 square foot deck structure which is attached to the south side of the existing building. The deck structure is currently used for outdoor dining and is served by a mobile catering trailer which is located on the site. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3 to PCD in order to construct a permanent 500 square foot kitchen addition to the existing building and deck structure. The mobile catering trailer which is on the site will be eliminated with the kitchen addition. The FILE NO.: Z-6863 (Cont.) proposed kitchen addition will be at the deck level, with storage underneath. As part of the proposed plan, the applicant is proposing a new paved access drive along the north side of the existing building and a new area of paved parking within the rear portion of the property. The applicant has noted that this new area of parking will tie in with future new parking areas on the properties to the south and that cross -access easements will be provided The new parking area will eliminate a small area of head -in parking in front of the building. The existing building, proposed addition, parking area and landscaped areas are noted on the attached site plan. The applicant has noted that a corrugated tin roof structure will be constructed over the existing deck area and will surround an existing tree which the deck was constructed around. The existing and proposed building heights range from 12 feet to 15 feet. B. EXISTING CONDITIONS: There is an existing commercial building (cigar shop) on the site, as well as a mobile catering trailer and a deck used for outdoor dining. There is an unpaved parking area in the rear yard. There are commercial uses immediately north and south of this property along the east side of Rebsamen Park Road. There are also commercial uses (including a parking lot) across Rebsamen Park Road to the west, with single family residences to the northwest. There is railroad right-of- way and a drainage ditch immediately east of the property, with a mini -warehouse development further east. C. NEIGHBORHOOD COMMENTS: The Hillcrest, Sherrill Heights and Cedar Hill Terrace Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rebsamen Park Road is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. 2. Provide design of street conforming to "MSP" (Master Street Plan). Construct one-half street improvements to 2 FILE NO.: Z-6863 (Cont.) this street including 5 -foot sidewalk with planned development. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Minimum corner curb radius is 10 feet for commercial driveways. Redesign and resubmit. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla: No Comment. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if larger and/or additional water meters are needed. Fire Department: No Comment. Count Plannin : No Comment received. CATA: No effect; site is not on a dedicated bus route, but it is close to bus route #21. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial for this location. The property is currently zoned R-3 Single Family Residential and the request is a change to Planned Commercial Development. The applicant wishes to construct an indoor kitchen. The proposed use is consistent with the adopted Land Use Plan. City Recognized Nei hborhood Action Plan: This property is located in an area that is not covered by a city recognized neighborhood action plan. Landscape Issues: A total of six (6) percent of the interior of the on-site vehicular use areas must be landscaped with interior landscape islands. The plan submitted does not provide for this interior landscaping area. 3 FILE NO.: Z-6863 (Cont.) G. SUBDIVISION COMMITTEE COMMENT: (JUNE 1, 2000) Chris Travis, Anthony Michael, Don Johnson and Pat McGetrick were present, representing the application. Staff briefly described the proposed PCD and noted that some additional information was needed. Chris Travis noted that C-3 permitted uses would be requested as alternate uses for the property. The Public Works requirements were briefly discussed. It was noted that the driveway width along the north side of the building needed to be increased. Mr. Michael noted that he would look into eliminating the three (3) parking spaces along the north side of the building in order to provide the increased drive width. The typical ordinance requirement for number of parking spaces was discussed. Staff noted that the number of spaces proposed appeared to be close to the typical ordinance minimum. The required street improvements to Rebsamen Park Road were briefly discussed. Bob Turner, of Public Works, noted that the applicant could meet with Public Works to work out the street construction. Staff noted that six (6) percent of the proposed parking area needed to be landscaped and suggested areas where this landscaping could be provided. This issue was briefly discussed. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. H. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on June 6, 2000. The applicant has addressed all of the issues as raised by staff and the Subdivision Committee. The applicant provided the following information: 1. Hours of operation will be from 11:00 a.m. to 10:00 P.M. daily. 2. No ground -mounted signage is proposed. An additional wall -type sign will be placed on the deck structure. 3. The dumpster area will be screened. 4 FILE NO.: Z-6863 (Cont.) I. 4. The applicant will coordinate cross -access easements with the property owner to the south. 5. C-3 permitted uses are requested as alternate uses for the property. 6. The applicant has noted that the Public Works requirements will be complied with. The revised site plan submitted shows 14 parking spaces .located on the east side of the existing building and proposed building addition. The ordinance would typically require 17 parking spaces for this development. Staff has no problem with the parking plan as proposed. There is an existing parking lot across Rebsamen Park Road to the west which several of the businesses along the east side of the street utilize. Based on the fact that the applicant is proposing only 14 parking spaces, there is no interior landscape requirement. As noted above, the applicant is proposing C-3 permitted uses as alternate uses for the property. Based on the fact that the property has a nonconforming C-3 status and the property to the north and south is zoned C-3, this request is appropriate. Otherwise, there should be no outstanding issues associated with this application, as the applicant has done a good job of addressing the questions posed by staff and the Subdivision Committee. The proposed PCD should have no adverse effect on the general area. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed PCD subject to the following conditions: 1. Compliance with the conditions as noted in paragraph D and E of this report. 2. Any site lighting should be low-level and directed away from the residential property to the northwest. 3. C-3 permitted uses are approved as alternate uses for the site. 4. The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 5. The applicant along with the property owner to the south must file the appropriate easement deed(s) if there is to be cross -access. 5 FILE NO.: Z-6863 (Cont.) PLANNING COMMISSION ACTION: (JUNE 22, 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 9 ayes, 0 nays and 2 absent. 2 June 22, 2000 ITEM NO.: 9 NAME: Michael - Short -Form PCD LOCATION: 1701 Rebsamen Park Road DEVELOPER: ENGINEER: Anthony Michael Don Johnson 1701 Rebsamen Park Rd. 300 Spring St., Little Rock, AR Little Rock, AR AREA: Approx. 0.30 acre NUMBER OF LOTS: 1 ZONING: R-3 Nonconforming C-3 ALLOWED USES: FILE NO.: Z-6863 Ste. 215 72201 FT. NEW STREET: 0 Single Family Residential/ Nonconforming Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 1701 Rebsamen Park Road is currently zoned R-3 and has a nonconforming C-3 status. There is an existing 1,075 square foot commercial building on the site which contains a cigar shop. There is also an existing 900 square foot deck structure which is attached to the south side of the existing building. The deck structure is currently used for outdoor dining and is served by a mobile catering trailer which is located on the site. A. PROPOSAL/REQUEST: The applicant proposes to rezone the property from R-3 to PCD in order to construct a permanent 500 square foot kitchen addition to the existing building and deck structure. The mobile catering trailer which is on the site will be eliminated with the kitchen addition. The June 22, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6863 proposed kitchen addition will be at the deck level, with storage underneath. As part of the proposed plan, the applicant is proposing a new paved access drive along the north side of the existing building and a new area of paved parking within the rear portion of the property. The applicant has noted that this new area of parking will tie in with future new parking areas on the properties to the south and that cross -access easements will be provided. The new parking area will eliminate a small area of head -in parking in front of the building. The existing building, proposed addition, parking area and landscaped areas are noted on the attached site plan. The applicant has noted that a corrugated tin roof structure will be constructed over the existing deck area and will surround an existing tree which the deck was constructed around. The existing and proposed building heights range from 12 feet to 15 feet. B. EXISTING CONDITIONS: There is an existing commercial building (cigar shop) on the site, as well as a mobile catering trailer and a deck used for outdoor dining. There is an unpaved parking area in the rear yard. There are commercial uses immediately north and south of this property along the east side of Rebsamen Park Road. There are also commercial uses (including a parking lot) across Rebsamen Park Road to the west, with single family residences to the northwest. There is railroad right-of- way and a drainage ditch immediately east of the property, with a mini -warehouse development further east. C. NEIGHBORHOOD COMMENTS: The Hillcrest, Sherrill Heights and Cedar Hill Terrace Neighborhood Associations were notified of the public hearing. As of this writing, staff has received no comment from the neighborhood. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Rebsamen Park Road is listed on the Master Street Plan as a collector street. Dedicate right-of-way to 30 feet from centerline. WA June 22, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) E. FILE.NO.: Z-6863 2. 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. 3. Plans of all work in right-of-way shall be submitted for approval prior to start of work. 4. Stormwater detention ordinance applies to this property. 5. Minimum corner curb radius is 10 feet for commercial driveways. Redesign and resubmit. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. AP&L: No Comment received. Arkla : No Comment. Southwestern Bell: No Comment received. Water: No objection. Contact the Water Works if larger and/or additional water meters are needed. Fire Department: No Comment. County Plannin : No Comment received. CATA: No effect; site is not on a dedicated bus route, but it is close to bus route #21. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights/Hillcrest Planning District. The Land Use Plan shows Commercial for this location. The property is currently zoned R-3 Single Family Residential and the request is a change to Planned Commercial Development. The applicant wishes to construct an indoor kitchen. The proposed use is consistent with the adopted Land Use Plan. City Recognized Neighborhood Action Plan: This property is located in an area that is not covered by a city recognized neighborhood action plan. 3 June 22, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) Landscape Issues: FILE NO.: Z-6863 A total of six (6) percent of the interior of the on-site vehicular use areas must be landscaped with interior landscape islands. The plan submitted does not provide for this interior landscaping area. G. SUBDIVISION COMMITTEE COMMENT: H. (JUNE 1, 2000) Chris Travis, Anthony Michael, Don Johnson and Pat McGetrick were present, representing the application. Staff briefly described the proposed PCD and noted that some additional information was needed. Chris Travis noted that C-3 permitted uses would be requested as alternate uses for the property. The Public Works requirements were briefly discussed. It was noted that the driveway width along the north side of the building needed to be increased. Mr. Michael noted that he would look into eliminating the three (3) parking spaces along the north side of the building in order to provide the increased drive width. The typical ordinance requirement for number of parking spaces was discussed. Staff noted that the number of spaces proposed appeared to be close to the typical ordinance minimum. The required street improvements to Rebsamen Park Road were briefly discussed. Bob Turner, of Public Works, noted that the applicant could meet with Public Works to work out the street construction. Staff noted that six (6) percent of the proposed parking area needed to be landscaped and suggested areas where this landscaping could be provided. This issue was briefly discussed. After the discussion, the Committee forwarded the PCD to the full Commission for resolution. ANALYSIS: The applicant submitted a revised site plan and additional information to staff on June 6, 2000. The applicant has addressed all of the issues as raised by staff and the 4 June 22, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE NO.: Z-6863 Subdivision Committee. The applicant provided the following information: 1.Hours of operation will be from 11:00 a.m. to 10:00 p.m. daily. 2.No ground -mounted signage is proposed. An additional wall -type sign will be placed on the deck structure. 3.The dumpster area will be screened. 4. The applicant will coordinate cross -access easements with the property owner to the south. 5.0-3 permitted uses are requested as alternate uses for the property. 6. The applicant has noted that the Public Works requirements will be complied with. The revised site plan submitted shows 14 parking spaces located on the east side of the existing building and proposed building addition. The ordinance would typically require 17 parking spaces for this development. Staff has no problem with the parking plan as proposed. There is an existing parking lot across Rebsamen Park Road to the west which several of the businesses along the east side of the street utilize. Based on the fact that the applicant is proposing only 14 parking spaces, there is no interior landscape requirement. As noted above, the applicant is proposing C-3 permitted uses as alternate uses for the property. Based on the fact that the property has a nonconforming C-3 status and the property to the north and south is zoned C-3, this request is appropriate. Otherwise, there should be no outstanding issues associated with this application, as the applicant has done a good job of addressing the questions posed by staff and the Subdivision Committee. The proposed PCD should have no adverse effect on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the proposed PCD subject to the following conditions: 1. Compliance with the conditions as noted in paragraph D and E of this report. 2. Any site lighting should be low-level and directed away from the residential property to the northwest. 5 June 22, 2000 SUBDIVISION ITEM NO.: 9 (Cont.) FILE .NO.: Z-6863 3. C-3 permitted uses are approved as alternate uses for the site. 4. The dumpster area must be screened on three (3) sides with an 8 foot opaque fence or wall. 5. The applicant along with the property owner to the south must file the appropriate easement deed(s) if there is to be cross -access. PLANNING COMMISSION ACTION: (JUNE 22, 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 9 ayes, 0 nays and 2 absent. N