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HomeMy WebLinkAboutZ-6932-A Staff AnalysisJuly 12, 2001 ITEM NO.: 4 FILE NO.: Z -6932-A NAME: Childers -Bennett - Revised PCD LOCATION: 9802 Geyer Springs Road DEVELOPER: ENGINEER: Randy and Brenda Childers None Bennie and Mary Bennett 8605 Olive Hill Dr. Mabelvale, AR 72103 AREA: 0.43 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 9802 Geyer Springs Road contains a 2,400± square foot commercial building and paved parking lot that were constructed prior to this property being annexed into the City in 1980. The structure was built as a convenience store with gas pumps in the 1970s. Subsequent to the convenience store closing, the building has housed a procession of commercial uses including a restaurant, a bar and, most recently, a pawn shop. When the property was annexed into the City, it was zoned R-2 and rendered nonconforming. The nonconforming C-3 status was maintained by the continuous occupancy of the site by the commercial uses. The most recent commercial use, the pawn shop, closed over a year ago and the site had lost its nonconforming status since no commercial use occupied the building subsequent to the pawn shop closing. July 12, 2001 SUBDIVISION ITEM NO.: 4 FILE NO.: Z -6932-A On December 12, 2000, the Board of Directors passed Ordinance No. 18,394 rezoning this property from R-2 to PCD. The approved PCD utilized the existing as -built survey as the site plan and limited the use of the property to a specific list of uses proposed by the applicant. The approved PCD expressly prohibited any alcoholic beverage sales from the property. The following is the approved list of uses for the site: A. Antique Shop B. Applicance Repair C. Barber and Beauty Shop D. Cabinet and Woodwork Shop E. Clothing Store F. Day Nursery or Day Care Center G. Convenience Store with Gas Pumps H. Food Store I. Hobby Shop J. Key Shop K. Pawn Shop L. Photography Studio M. Secondhand Store N. Tool and Equipment Rental (inside display only) A. PROPOSAWREQUEST: The applicant proposes to revise the previously approved PCD by adding "eating place, inside" as a permitted use to the previously approved use list. There are no other changes proposed to the previously approved PCD. B. EXISTING CONDITIONS: The property is located on the west side of Geyer Springs Road, several blocks south of Baseline Road. The immediate area is characterized by several tracts of.undeveloped land and a developed residential neighborhood. The properties adjacent to the north and west are undeveloped and zoned R- 2, Single Family. There is a church under construction to the south. An R-2 zoned Single Family residential subdivision and R-5 zoned apartment buildings are located to the east, across Geyer Springs Road. Farther to the north, extending to Baseline Road, the properties contain a variety of institutional, office and commercial uses. K July 12, 2001 SUBDIVISION ITEM NO.: 4 FILE NO.: Z -6932-A C. NEIGHBORHOOD COMMENTS: The Allendale, O.U.R., Santa Monica and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received three (3) phone calls from persons requesting information on this application. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No Comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater Utility requires that a grease trap be installed for any restaurant use. F. ISSUES/TECHNICAL/DESIGN: Plannina Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Park/Open Space for this property. The applicant has applied for a revision of an existing Planned Commercial Development to add "eating place, inside" as a permitted use in an existing structure. This property was the subject of a Land Use Plan Amendment that was denied by the Planning Commission on November 9, 2000. In response to concerns raised by staff and the neighborhood associations, the applicant submitted a letter on November 8, 2000 asking that the application be amended to a Planned Commercial 'Development. At the same meeting, the Planning Commission approved the amended application, using the existing, as built survey as the site plan. The existing Planned Commercial Development includes only the list of uses submitted (minus alcohol sales) in the applicant's November 8, 2000 letter. On December 12, 2000 the Board of Directors passed Ordinance 18,394 approving the Planned Commercial Development. As stated previously, this revision would add "eating place, inside" as a permitted use in an existing structure that the applicant wishes to add to the existing Planned July 12, 2001 SUBDIVISION ITEM NO.: 4 FILE NO.: Z -6932-A Commercial Development. A Land Use Plan amendment is not necessary since the Planning Commission reviewed the Future Land Use Plan late last year, no new structures are added, and the one added use is no more intrusive than those previously allowed. City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by the Cloverdale/Watson Schools Neighborhood Action Plan. The neighborhood action plan has an objective of reviewing neighborhood zoning and land use classifications for appropriateness. An action statement supporting the goal of reviewing neighborhood zoning and land use classifications encourages the use of Planned Zoning Districts for business developments. Landscape Issues: No Comments. G. SUBDIVISION COMMITTEE COMMENT: (JUNE 21, 2001) Staff informed the Committee that the applicant was out of town and unable to attend the Subdivision Committee meeting. Staff briefly described the revised PCD. The proposed revised PCD was briefly discussed. The Committee then forwarded the application to the full Commission for resolution. H. ANALYSIS: As noted in paragraph A., the applicant proposes to revise the previously approved PCD by adding "eating place, inside" to the previously approved use list for the property. The applicant proposes no other changes to the approved PCD, and understands that the condition prohibiting alcoholic beverage sales from the site shall remain in full force. The typical minimum parking requirement for a restaurant is one (1) space for each 100 square feet of gross floor area. If the entire existing building were used as a restaurant, the typical minimum parking requirement would be 24 spaces. The applicant submitted a copy of the site plan to staff showing that the existing paved/concrete parking area will 4 July 12, 2001 SUBDIVISION ITEM NO.: 4 FILE NO.: Z -6932-A accommodate 20 vehicles. Staff feels that the existing parking will be sufficient to serve a restaurant use on this site. Staff recommends that the existing parking area be striped so that it can be utilized effectively. Otherwise, to staff's knowledge there are no outstanding issues associated with this application. Staff feels that a restaurant use for this property will be no more intense that the past use of the property nor the other uses on the approved use list, and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD subject to the following conditions: 1. "Eating place, inside" will be the only additional use added to the previously approved list of uses for the property. 2. The previously approved condition prohibiting alcoholic beverage sales from this property shall remain in full force and effect. 3. The existing parking area must be striped. 4. Little Rock Wastewater Utility requires that a grease trap be installed for any restaurant use. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. 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 8 ayes, 0 nays and 3 absent. 5 FILE NO.: Z -6932-A NAME: Childers -Bennett - Revised PCD LOCATION: 9802 Geyer Springs Road DEVELOPER: ENGINEER: Randy and Brenda Childers None Bennie and Mary Bennett 8605 Olive Hill Dr. Mabelvale, AR 72103 0.43 acre NUMBER OF LOTS: 1 FT. NEW STREET: 0 ZONING: PCD ALLOWED USES: Commercial PROPOSED USE: Commercial VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The property at 9802 Geyer Springs Road contains a 2,400± square foot commercial building and paved parking lot that were constructed prior to this property being annexed into the City in 1980. The structure was built as a convenience store with gas pumps in the 1970s. Subsequent to the convenience store closing, the building has housed a procession of commercial uses including a restaurant, a bar and, most recently, a pawn shop. When the property was annexed into the City, it was zoned R-2 and rendered nonconforming. The nonconforming C-3 status was maintained by the continuous occupancy of the site by the commercial uses. The most recent commercial use, the pawn shop, closed over a year ago and the site had lost its nonconforming status since no commercial use occupied the building subsequent to the pawn shop closing. On December 12, 2000, the Board of Directors passed Ordinance No. 18,394 rezoning this property from R-2 to PCD. The approved FILE NO.: Z -6932-A PCD utilized the existing as -built survey as the site plan and limited the use of the property to a specific list of uses proposed by the applicant. The approved PCD expressly prohibited any alcoholic beverage sales from the property. The following is the approved list of uses for the site: A_ Antique Shop B. Applicance Repair C. Barber and Beauty Shop D. Cabinet and Woodwork Shop E. Clothing Store F. Day Nursery or Day Care Center G. Convenience Store with Gas Pumps H. Food Store I. Hobby Shop J. Key Shop K. Pawn Shop L. Photography Studio M. Secondhand Store N. Tool and Equipment Rental (inside display only) A. PROPOSAL/REQUEST: The applicant proposes to revise the previously approved PCD by adding "eating place, inside" as a permitted use to the previously approved use list. There are no other changes proposed to the previously approved PCD. B. EXISTING CONDITIONS: The property is located on the west side of Geyer Springs Road, several blocks south of Baseline Road. The immediate area is characterized by several tracts of undeveloped land and a developed residential neighborhood. The properties adjacent to the north and west are undeveloped and zoned R- 2, Single Family. There is a church under construction to the south. An R-2 zoned Single Family residential subdivision and R-5 zoned apartment buildings are located to the east, across Geyer Springs Road. Farther to the north, extending to Baseline Road, the properties contain a variety of institutional, office and commercial uses. C. NEIGHBORHOOD COMMENTS: The Allendale, O.U.R., Santa Monica and SWLR UP Neighborhood Associations were notified of the public hearing. As of this writing, staff has received three (3) phone calls from persons requesting information on this application. 2 FILE NO.: Z -6932-A D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No Comments. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Little Rock Wastewater Utility requires that a grease trap be installed for any restaurant use. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Geyer Springs West Planning District. The Land Use Plan shows Park/Open Space for this property. The applicant has applied for a revision of an existing Planned Commercial Development to add "eating place, inside" as a permitted use in an existing structure. This property was the subject of a Land Use Plan Amendment that was denied by the Planning Commission on November 9, 2000. In response to concerns raised by staff and the neighborhood associations, the applicant submitted a letter on November 8, 2000 asking that the application be amended to a Planned Commercial Development. At the same meeting, the Planning Commission approved the amended application, using the existing, as built survey as the site plan. The existing Planned Commercial Development includes only the list of uses submitted (minus alcohol sales) in the applicant's November 8, 2000 letter. On December 12, 2000 the Board of Directors passed Ordinance 18,394 approving the Planned Commercial Development. As stated previously, this revision would add "eating place, inside" as a permitted use in an existing structure that the applicant wishes to add to the existing Planned Commercial Development. A Land Use Plan amendment is not necessary since the Planning Commission reviewed the Future Land Use Plan late last year, no new structures are added, and the one added use is no more intrusive than those previously allowed. K FILE NO.: Z -6932-A City Recognized Neighborhood Action Plan: The applicant's property is located in an area covered by the Cloverdale/Watson Schools Neighborhood Action Plan. The neighborhood action plan has an objective of reviewing neighborhood zoning and land use classifications for appropriateness. An action statement supporting the goal of reviewing neighborhood zoning and land use classifications encourages the use of Planned Zoning Districts for business developments. Landscape Issues: No Comments. G. SUBDIVISION COMMITTEE COMMENT: (JUNE 21, 2001) Staff informed the Committee that the applicant was out of town and unable to attend the Subdivision Committee meeting. Staff briefly described the revised PCD. The proposed revised PCD was briefly discussed. The Committee then forwarded the application to the full Commission for resolution. H. ANALYSIS: As noted in paragraph A., the applicant proposes to revise the previously approved PCD by adding "eating place, inside" to the previously approved use list for the property. The applicant proposes no other changes to the approved PCD, and understands that the condition prohibiting alcoholic beverage sales from the site shall remain in full force. The typical minimum parking requirement for a restaurant is one (1) space for each 100 square feet of gross floor area. If the entire existing building were used as a restaurant, the typical minimum parking requirement would be 24 spaces. The applicant submitted a copy of the site plan to staff showing that the existing paved/concrete parking area will accommodate 20 vehicles. Staff feels that the existing parking will be sufficient to serve a restaurant use on this site. Staff recommends that the existing parking area be striped so that it can be utilized effectively. Otherwise, to staff's knowledge there are no outstanding issues associated with this application. Staff feels that 4 FILE NO.: Z -6932-A a restaurant use for this property will be no more intense that the past use of the property nor the other uses on the approved use list, and should have no adverse impact on the general area. I. STAFF RECOMMENDATIONS: Staff recommends approval of the revised PCD subject to the following conditions: 1. "Eating place, inside" will be the only additional use added to the previously approved list of uses for the property. 2. The previously approved condition prohibiting alcoholic beverage sales from this property shall remain in full force and effect. 3. The existing parking area must be striped. 4. Little Rock Wastewater Utility requires that a grease trap be installed for any restaurant use. PLANNING COMMISSION ACTION: (JULY 12, 2001) Staff presented a positive recommendation on this application, as there were no further issues for resolution. There were no objectors to this matter present. 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 8 ayes, 0 nays and 3 absent. 5