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HomeMy WebLinkAboutZ-7233 Staff AnalysisFILE NO.: Z-7233 NAME: Storthz Short -form PCD LOCATION: 219 North University Avenue DEVELOPER: Sam Storthz 219 North University Avenue Little Rock, AR 72205 AREA: .465 Acres NUMBER OF LOTS: 1 CURRENT ZONING: 0-3 ALLOWED USES: Office PROPOSED ZONING: PCD PROPOSED USE: Office and Commercial ENGINEER: Phillips Engineering Co. 806 North University Avenue Little Rock, AR 72205 FT. NEW STREET: 0 VARIANCES/WAIVERS REQUESTED: None Requested. A. PROPOSAUREQUEST: The applicant proposes to rezone this site from 0-3 to PCD to allow flexibility in order to provide quality tenants to serve the neighborhood area. The applicant is requesting all uses under the 0-3, General Office District and selected uses under the C-3, General Commercial District. Those uses include: Antique shop, Barber and beauty shop, Book and stationery store, Camera shop, Candy store, Clothing store (including clothing accessories), Custom sewing or millinery, Drugstore or pharmacy, Eating place (Pick-up only), Florist shop, Health studio or spa, Hobby shop, Jewelry store, Key shop, Laundry pickup station, Tailor shop, FILE NO.: Z-7233 Appliance sales and repairs, Auto parts and accessories, Bakery or confectionery shop, Beauty supply store, Bicycle shop, Beverage shop (coffee, tea, fruit drinks), Card shop, Carpet and flooring store, Catering (commercial), Clock or Watch repair, Cosmetic store, Computer sales and repairs, Dollar and variety store, Fabric store, Food store, Frame shop, Furniture store and/or rentals and/or repairs, Garden and supply shop (indoor only), Gift shop, Handicraft (ceramic sculpture or similar art work), Houseware and kitchen store, Interior decorating shop, Job printing (lithographer, printing or blueprinting), Kitchen remodeling store, Linen shop, Luggage store, Medical appliance fittings and sales, Mail services store, Massage therapist, Music store, Office equipment sales and service, Office supply store, Optical shop, Paint and wallpaper store, School supplies, Second hand shop (resale of used goods such as used furniture, clothes, books, etc.), Shoe repair, Sporting goods store, Swimming pool sales and supplies, Telephone and accessory sales and repair, Toy store, Upholstery shop, Video (DVD, CD's sales and rentals), Vitamins and health food store. B. EXISTING CONDITIONS: The site is an existing four bay masonry building containing 3,828 square feet of rentable area. There are 29 existing parking spaces, ten (10) of which are adjacent to North University Avenue with the remainder being accessed from behind the building. Landscaping on the site is non-existent. The area to the south and east has a chain link fence on the property line. Uses in the area include the Park Plaza and University Malls, (west of the site across North University Avenue) and other institutional, residential and non- residential uses across North University Avenue such as a nursing home, the Catholic Boy's School and a large office development and a high rise apartment development all along Lee Street. The area to the north of the site is a recently approved PCD (which has not begun construction) and the area to the east and south is currently single-family housing. In the area to the east, between North University Avenue and North Pierce Street, along A Street, St. Vincent's has a daycare facility and an office development. C. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls concerning the proposed rezoning request. The Hillcrest Residents Association, the Briarwood Neighborhood Association, the Evergreen Neighborhood Association and the University Park Neighborhood Association as well as all property owners within 200 feet of the site and all residents within 300 feet of the site who could be identified were notified of the Public Hearing. 2 FILE NO.: Z-7233 I E F ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: With any future expansion of the property, Public Works may require right-of- way dedication and Master Street Plan widening requirements. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. ENTERGY: No comment received. ARKLA: Approved as submitted. Southwestern Bell: Southwestern Bell has a terminal on the existing building that needs to be removed prior to any demolition work. Contact South Western Bell at 373-5112 for additional details. Water:The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. Installation of this hydrant would be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated that work would be done at the expense of the Developer. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning: No comment received. CATA:Site is located on Bus Routes # 5 and #21 and has no effect on bus radius, turnout and route. ISSUES/TECHNICAL/DESIGN: Planning Division- This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for retail uses in an existing building. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The plan contains a Land Use Objective of encouraging businesses to locate in existing structures as long as they do not compromise the landscape setting of the original structure resulting in the removal of trees for additional parking. The Zoning 3 FILE NO.: Z-7233 and Land Use Chapter contains a goal of preventing the deterioration of the neighborhood and discourages the placement of fast-food franchises along the edges of the neighborhood. Landscape'. No comment. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002 Mr. Sam Storthz was present representing the application. Staff briefly described the proposed project indicating there were additions needed on the site plan. Staff requested the applicant furnish the days and hours of operation and a percentage mix of proposed uses for the site. Public Works indicated should there be any future expansion the dedication of right-of-way may be required. Staff stated there were no landscaping issues. After the discussion, it was determined there were no outstanding issues associated with the proposed site plan. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff and addressed most of the issues raised by Staff and the Subdivision Committee. He indicated the days and hours of operation to be 8:00 am to 10:00 pm Monday through Saturday and 11:00 am to 8:00 pm on Sunday. The applicant has also identified the dumpster location on the site plan. The applicant has indicated there will not be any additional signage proposed as a part of the development. There is an existing ground mounted sign adjacent to South University Avenue, which will continue to serve the development. Door signage will also be utilized. The use mix proposed by the applicant could at time raise an issue with regard to parking. Although, the number of parking spaces proposed meets the minimum requirement for a commercial use, staff has concerns about the amount of proposed parking with relation to the requested C-3 uses. Staff feels that the amount of parking proposed will not be sufficient to meet potential demands, which would be associated with certain combinations of the alternate uses. Therefore, staff will recommend that any combination of the proposed uses within the proposed building not have a typical minimum parking requirement, which exceeds 35 spaces (20 percent over the amount of parking proposed). 4 FILE NO.: Z-7233 Otherwise, to staffs knowledge, there are no outstanding issues associated with the proposed rezoning request. Staff is supportive of the application as filed. I. STAFF RECOMMENDATION: Staff recommends approval of the proposed PCD subject to compliance with the conditions outlined in paragraphs D, E and F of this report. PLANNING COMMISSION ACTION: (JUNE 20, 2002) Mr. Sam Storthz was present representing the application. There were no objectors present. Staff presented the item with a recommendation of approval subject to compliance with the conditions outlined in the "staff recommendation" above. There was no further discussion. The item was placed on the consent agenda*and approved as recommended by staff. The vote was. 7 ayes, 0 noes, 3 absent and 1 vacant position. k June 20, 2002 ITEM NO.: 18 NAME: Storthz Short -form PCD LOCATION: 219 North University Avenue DEVELOPER: Sam Storthz 219 North University Avenue Little Rock, AR 72205 AREA: .465 Acres NUMBER OF LOTS: 1 CURRENT ZONING: 0-3 ALLOWED USES: Office PROPOSED ZONING: PCD PROPOSED USE: Office and Commercial FILE NO.: Z-7233 ENGINEER: Phillips Engineering Co. 806 North University Avenue Little Rock, AR 72205 FT. NEW STREET: 0 VARIANCESMAIVERS REQUESTED: None Requested. A. PROPOSAUREQUEST: The applicant proposes to rezone this site from 0-3 to PCD to allow flexibility in order to provide quality tenants to serve the neighborhood area. The applicant is requesting all uses under the 0-3, General Office District and selected uses under the C-3, General Commercial District. Those uses include: Antique shop, Barber and beauty shop, Book and stationery store, Camera shop, Candy store, Clothing store (including clothing accessories), Custom sewing or millinery, Drugstore or pharmacy, Eating place (Pick-up only), Florist shop, Health studio or spa, Hobby shop, Jewelry store, Key shop, Laundry pickup station, Tailor shop, June 20, 2002 SUBDIVISION ITEM NO.: 18 FILE NO.: Z-7233 Appliance sales and repairs, Auto parts and accessories, Bakery or confectionery shop, Beauty supply store, Bicycle shop, Beverage shop (coffee, tea, fruit drinks), Card shop, Carpet and flooring store, Catering (commercial), Clock or watch repair, Cosmetic store, Computer sales and repairs, Dollar and variety store, Fabric store, Food store, Frame shop, Furniture store and/or rentals and/or repairs, Garden and supply shop (indoor only), Gift shop, Handicraft (ceramic sculpture or similar art work), Houseware and kitchen store, Interior decorating shop, Job printing (lithographer, printing or blueprinting), Kitchen remodeling store, Linen shop, Luggage store, Medical appliance fittings and sales, Mail services store, Massage therapist, Music store, Office equipment sales and service, Office supply store, Optical shop, Paint and wallpaper store, School supplies, Second hand shop (resale of used goods such as used furniture, clothes, books, etc.), Shoe repair, Sporting goods store, Swimming pool sales and supplies, Telephone and accessory sales and repair, Toy store, Upholstery shop, Video (DVD, CD's sales and rentals), Vitamins and health food store. B. EXISTING CONDITIONS: A The site is an existing four bay masonry building containing 3,828 square feet of rentable area. There are 23 existing parking spaces, ten (10) of which are adjacent to North University Avenue with the remainder being accessed from behind the building. Landscaping on the site is non-existent. The area to the south and east has a chain link fence on the property line. Uses in the area include the Park Plaza and University Malls, (west of the site across North University Avenue) and other institutional, residential and non- residential uses across North University Avenue such as a nursing home, the Catholic Boy's School and a large office development and a high rise apartment development all along Lee Street. The area to the north of the site is a recently approved PCD (which has not begun construction) and the area to the east and south is currently single-family housing. In the area to the east, between North University Avenue and North Pierce Street, along A Street, St. Vincent's has a daycare facility and an office development. NEIGHBORHOOD COMMENTS: As of this writing staff has received several informational phone calls concerning the proposed rezoning request. The Hillcrest Residents Association, the Briarwood Neighborhood Association, the Evergreen Neighborhood Association and the University Park Neighborhood Association as well as all property owners within 200 feet of the site and all residents within 300 feet of the site who could be identified were notified of the Public Hearing. 6 June 20, 2002 SUBDIVISION ITEM NO.: 18 FILE NO.: Z-7233 D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. With any future expansion of the property, Public Works may require right-of- way dedication and Master Street Plan widening requirements. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available not adversely affected. ENTERGY: No comment received. ARKLA: Approved as submitted. Southwestern Bell: Southwestern Bell has a terminal on the existing building that needs to be removed prior to any demolition work. Contact South Western Bell at 373-5112 for additional details. Water:The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. Installation of this hydrant would be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated that work would be done at the expense of the Developer. Contact Central Arkansas Water at 992-2438 for additional details. Fire De artment: Place fire hydrants per code. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning: No comment received. CATA: Site is located on Bus Routes # 5 and #21 and has no effect on bus radius, turnout and route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Heights Hillcrest Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Planned Commercial Development for retail uses in an existing building. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Hillcrest Neighborhood Action Plan. The plan contains *a Land Use Objective of encouraging businesses to locate in existing structures 3 June 20, 2002 SUBDIVISION ITEM NO.: 18 FILE NO.: Z-7233 as long as they do not compromise the landscape setting of the original structure resulting in the removal of trees for additional parking. The Zoning and Land Use Chapter contains a goal of preventing the deterioration of the neighborhood and discourages the placement of fast-food franchises along the edges of the neighborhood. Landscape: No comment. Building Codes: No comment received. G. SUBDIVISION COMMITTEE COMMENT: May 30, 2002 Mr. Sam Storthz was present representing the application. Staff briefly described the proposed project indicating there were additions needed on the site plan. Staff requested the applicant furnish the days and hours of operation and a percentage mix of proposed uses for the site. Public Works indicated should there be any future expansion the dedication of right-of-way may be required. Staff stated there were no landscaping issues. After the discussion, it was determined there were no outstanding issues associated with the proposed site plan. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff and addressed most of the issues raised by Staff and the Subdivision Committee. He indicated the days and hours of operation to be 8:00 am to 10:00 pm Monday through Saturday and 11:00 am to 8:00 pm on Sunday. The applicant has also identified the dumpster location on the site plan. The applicant has indicated there will not be any additional signage proposed as a part of the development. There is an existing ground mounted sign adjacent to South University Avenue, which will continue to serve the development. Door signage will also be utilized. The use mix proposed by the applicant could at time raise an issue with regard to parking. Although, the number of parking spaces proposed meets the minimum requirement for a commercial use, staff has concerns about the amount of proposed parking with relation to the requested C-3 uses. Staff feels that the amount of parking proposed will not be sufficient to meet potential demands, which would be associated with certain combinations of the alternate uses. rd June 20, 2002 SUBDIVISION ITEM NO.: 18 FILE NO.: Z-7233 Therefore, staff will recommend that any combination of the proposed uses within the proposed building not have a typical minimum -parking requirement, which exceeds 28 spaces (20 percent over the amount of parking proposed). Otherwise, to staff's knowledge, there are no outstanding issues associated with the proposed rezoning request. Staff is supportive of the application as filed. STAFF RECOMMENDATION: Staff recommends approval of the proposed PCD subject to compliance with the conditions outlined in paragraphs D, E and F of this report. 5 Item No. 18 Storthz Short -form PCD Z-7233 Planning Staff Comments: 1. Provide notification of Public Hearing to Property Owners within 200 -feet. 2. Provide a percentage mix of proposed uses for the site. 3. Any additional site lighting must be low level and directed away from residentially zoned properties. 4. Provide dumpster location and indicate the required screening. 5. Provide days and hours of operation. 6. Provide the total number of retail/office bays. 7. Provide details on any proposed signage, wall signage as well as ground mounted signage, giving height and area. Variance/Waivers: Public Works: None requested. 1. With any future expansion of the property, Public Works may require right-of-way dedication and Master Street Plan widening requirements. Utilities and Fire Department/County Planning: Wastewater: Sewer available not adversely affected. ENTERGY: No comment received. ARKLA: No comment received. Southwestern Bell: Southwestern Bell has a terminal on the existing building that needs to be removed prior to any demolition work. Contact SWB for additional details. Water: The Little Rock Fire Department may require an additional public fire hydrant in conjunction with this development. Installation of this hydrant would be installed at the Developer's expense. If there are facilities that need to be adjusted and/or relocated that work would be done at the expense of the Developer. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional details at 918-3752. County Planning: No comment received. CATA: Site is located on Bus Routes # 5 and 421 and has no effect on bus radius, turnout and route. Planning Division: No comment received. Landscape:No comment. Submit 4 copies of the revised site plan (to include additional information as noted above) to staff no later than Wednesday June 5, 2002.