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HomeMy WebLinkAboutZ-7346-A Staff AnalysisFII F NO_- 7-7346-A NAME: Grandpa's Catfish Revised Short -form PCD LOCATION: located at 9219 Stagecoach Road DEVELOPER: Grandpa's Catfish c/o BCC 2225 South Main Street Little Rock, AR 72206 ENGINEER: BCC 2225 South Main Street Little Rock, AR 72206 AREA: 2.15 Acres CURRENT ZONING ALLOWED USES: PROPOSED ZONING: NUMBER OF LOTS: 1 PCD Restaurant Revised PCD FT. NEW STREET: 0 PROPOSED USE: Restaurant — Revised dumpster location VARIANCESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission denied a proposal to rezone the site located at 9219 Stagecoach Road from R-2, Single-family to PCD to allow the existing single- family structure and allow a second structure (a 40 -foot by 70 -foot steel building) to act as a restaurant on March 20, 2003. The applicant appealed the decision to the Board of Directors and was heard at their May 20, 2003, Public Hearing. The Little Rock Board of Directors voted to approve the request by the adoption of Ordinance No. 18,868. The steel building was to be connected to the single-family structure with a breezeway. The original structure was to be used as a waiting area for customers waiting to be seated, three (3) party rooms for groups that need privacy, office space, and storage. The party rooms would each seat approximately 20 -guests per room. The secondary FILE NO.: Z-7346-A(Cont.) structure would house the kitchen, scullery and handicap accessible restrooms (approximately 40% of the building) leaving approximately 1680 square feet for seating. The applicant proposed the seating capacity of the secondary structure to be 150 to 160 patrons. The applicant proposed 57 parking spaces as a part of the development. The applicant proposed a 5 -foot by 10 -foot double -sided painted steel sign to be located in the front landscaped area. The applicant estimated the number of employees to range from twelve (12) to fifteen (15) and the operation hours from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant indicated the restaurant would be closed on Mondays. A. PROPOSAVREQUEST: The original site plan for Grandpa's Catfish included the placement of a dumpster pad near the rear of the building. The plan also included one 4000 gallon grease trap that was to be located close to the dumpster pad. The applicant has indicated the State Department of Health required the design be modified from one 4000 thousand gallon grease trap to two 2000 gallon grease traps to be installed in-line. The new design resulted in the need for a change in location of the dumpster and pad. The change would have required the dumpster to be located in the parking area which was not acceptable to the owner since parking would have been diminished. The applicant relocated the dumpster to the front of the building without consulting staff prior to the relocation. The applicant has indicated the error in locating the dumpster without prior approval was not intentional; only a miscommunication between all parties. The applicant is requesting the site plan be revised to allow the placement of the dumpster adjacent to the roadway. The applicant's cover letter indicates the solution for relocating the dumpster to the rear of the building will cost approximately $20,000. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site contains a newly completed restaurant with single-family homes located to the north and south of the site. A home occupation (a beauty shop) is located in the home to the north. The area to the east of the site is floodplain and floodway. Across Stagecoach Road (to the west) is a mix of uses contained in the Stagecoach Village Development. The Stagecoach Village Development commercial and office uses front Stagecoach Road and the residential portion of K FILE NO.: Z -7346-A (Cont. the development is located further west. There are single-family homes located to the northwest of the site fronting Stagecoach Road. Other uses in the area include two (2) churches, vacant 0-1 zoned property, the site of the Chapel Ridge Apartments and a major transmission power line. Currently under construction is a Planned Residential Development located west of Stagecoach Road, which includes attached and detached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed use ' of the property. All residents who could be identified located within 300 -feet of the site, the Otter Creek Homeowners Association, Southwest Little Rock United for Progress and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Public Works: No comment regarding the proposed dumpster location. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: No comment regarding the placement of the dumpster. Entergy: No comment received. Center -Point Ener : No comment received. SBC: No comment received. Central Arkansas Water: No objection to placement of dumpster. Fire Department: No comment. County Planning: No comment. CATA: No comment received. F. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to a PCD - Planned Commercial Development for location of a screened dumpster. The applicant's initial filing was heard at the February 6, 2003 Planning Commission Hearing with a land use plan amendment (LU03-16- 01) requesting a change to Commercial which was denied. The applicant K, FILE NO.: Z -7346-A (Cont. appealed the proposed rezoning request to the Board of Directors but did not appeal the Land Use Plan amendment. At this time the addition of a dumpster is of minimal change to the approved PCD. Since this is not a use change but a design issue, a Land Use Plan Amendment is not needed for the requested revision to the PCD. Master Street Plan: Stagecoach Road is shown as a Minor Arterial that is built to the Master Street Plan standards of a four -lane Minor Arterial with Bike Lanes. A Class II Bikeway is shown on Stagecoach Road from Brodie Creek to County Line Road. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The first objective recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. The second objective discourages construction of large, warehouse type facilities, and those of large scale and/or high intensity uses, within the "heart" of the planning area. This application is located at the northern edge of the "heart" of the study area as described by the neighborhood action plan. Landscape: Staff recommends the dumpster enclosure be constructed of brick or architectural block and its perimeter be softened with evergreen shrubs. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) The applicant was not present. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the proposed request. Staff stated they would contact the applicant prior to the public hearing to resolve any outstanding issues associated with the proposed request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Staff has met with the applicant concerning the issues remaining from the October 28, 2004, Subdivision Committee meeting. The applicant has indicated the dumpster enclosure will be reconstructed of a more substantial material to lessen the visual impact from Stagecoach Road. The original site plan included the reuse of an existing single-family structure on the site. The applicant later determined the reuse of the structure was not feasible and removed the home and constructed a new building. Staff does not C! FILE NO.: Z -7346-A Cont. feel this alteration to the original site plan is significant and is supportive of the new construction. Staff is supportive of the applicant's request to relocate the proposed dumpster from the original location near the rear of the building to the new location in front of the building along Stagecoach Road. The Zoning Ordinance typically does not allow dumpsters to be placed along the street side but with the enhanced screening and the placement of landscaping around the enclosure, staff feels the negative impacts will be mitigated. The applicant has agreed the dumpster enclosure will be constructed of a brick or architectural block material to add stability to the enclosure. The applicant has also agreed landscaping will be added to soften the impact of the structure and enhance the visual appearance of the enclosure. There is not a Bill of Assurance in effect for the property. To staffs knowledge there are no other outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) The applicant was present representing the request. There were no registered objectors present. Staff presented the item stating to their knowledge there were no outstanding issues associated with the proposed request. Staff presented a recommendation of approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5 December 2, 2004 ITEM NO.: 9 FILE NO.: Z -7346-A NAME: Grandpa's Catfish Revised Short -form PCD LOCATION: located at 9219 Stagecoach Road DEVELOPER: Grandpa's Catfish c/o BCC 2225 South Main Street Little Rock, AR 72206 ENGINEER: BCC 2225 South Main Street Little Rock, AR 72206 AREA: 2.15 Acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD Restaurant Revised PCD FT. NEW STREET: 0 Restaurant — Revised dumpster location VARIAN CESNVAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Planning Commission denied a proposal to rezone the site located at 9219 Stagecoach Road from R-2, Single-family to PCD to allow the existing single- family structure and allow a second structure (a 40 -foot by 70 -foot steel building) to act as a restaurant on March 20, 2003. The applicant appealed the decision to the Board of Directors and was heard at their May 20, 2003, Public Hearing. The Little Rock Board of Directors voted to approve the request by the adoption of Ordinance No. 18,868. The steel building was to be connected to the single-family structure with a breezeway. The original structure was to be used as a waiting area for customers waiting to be seated, three (3) party rooms for groups that need privacy, office space, and storage. December 2, 2004 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7346-A The party rooms would each seat approximately 20 -guests per room. The secondary structure would house the kitchen, scullery and handicap accessible restrooms (approximately 40% of the building) leaving approximately 1680 square feet for seating. The applicant proposed the seating capacity of the secondary structure to be 150 to 160 patrons. The applicant proposed 57 parking spaces as a part of the development. The applicant proposed a 5 -foot by 10 -foot double -sided painted steel sign to be located in the front landscaped area. The applicant estimated the number of employees to range from twelve (12) to fifteen (15) and the operation hours from 4:30 pm to 9:30 pm Tuesday through Sunday. The applicant indicated the restaurant would be closed on Mondays. A. PROPOSAUREQUEST: The original site plan for Grandpa's Catfish included the placement of a dumpster pad near the rear of the building. The plan also included one 4000 gallon grease trap that was to be located close to the dumpster pad. The applicant has indicated the State Department of Health required the design be modified from one 4000 thousand gallon grease trap to two 2000 gallon grease traps to be installed in-line. The new design resulted in the need for a change in location of the dumpster and pad. The change would have required the dumpster to be located in the parking area which was not acceptable to the owner since parking would have been diminished. The applicant relocated the dumpster to the front of the building without consulting staff prior to the relocation. The applicant has indicated the error in locating the dumpster without prior approval was not intentional; only a miscommunication between all parties. The applicant is requesting the site plan be revised to allow the placement of the dumpster adjacent to the roadway. The applicant's cover letter indicates the solution for relocating the dumpster to the rear of the building will cost approximately $20,000. The applicant has indicated there is not a Bill of Assurance in effect for this parcel of property. B. EXISTING CONDITIONS: The site contains a newly completed restaurant with single-family homes located to the north and south of the site. A home occupation (a beauty shop) is located in the home to the north. The area to the east of the site is floodplain and floodway. 2 December 2, 2004 SUBDIVISION ITEM NO.: 9 Cont.) FILE NO.: Z -7346-A Across Stagecoach Road (to the west) is a mix of uses contained in the Stagecoach Village Development. The Stagecoach Village Development commercial and office uses front Stagecoach Road and the residential portion of the development is located further west. There are single-family homes located to the northwest of the site fronting Stagecoach Road. Other uses in the area include two (2) churches, vacant 0-1 zoned property, the site of the Chapel Ridge Apartments and a major transmission power line. Currently under construction is a Planned Residential Development located west of Stagecoach Road, which includes attached and detached single-family homes. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area residents concerning the proposed use of the property. All residents who could be identified located within 300 -feet of the site, the Otter Creek Homeowners Association, Southwest Little Rock United for Progress and all owners of property located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: Public Works: No comment regarding the proposed dumpster location. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: No comment regarding the placement of the dumpster. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: No objection to placement of dumpster. Fire Department: No comment. County Planning: No comment. CATA: No comment received. 3 December 2, 2004 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7346-A F. ISSUES/TECH N ICAL/DESIGN: Planning Division: This request is located in the Otter Creek Planning District. The Land Use Plan shows Office for this property. The applicant has applied for a revision to a PCD - Planned Commercial Development for location of a screened dumpster. The applicant's initial filing was heard at the February 6, 2003 Planning Commission Hearing with a land use plan amendment (LU03-16- 01) requesting a change to Commercial which was denied. The applicant appealed the proposed rezoning request to the Board of Directors but did not appeal the Land Use Plan amendment. At this time the addition of a dumpster is of minimal change to the approved PCD. Since this is not a use change but a design issue, a Land Use Plan Amendment is not needed for the requested revision to the PCD. Master Street Plan: Stagecoach Road is shown as a Minor Arterial that is built to the Master Street Plan standards of a four -lane Minor Arterial with Bike Lanes. A Class II Bikeway is shown on Stagecoach Road from Brodie Creek to County Line Road. Ci Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Otter Creek / Crystal Valley Neighborhood Action Plan. The first objective recommends limiting commercial and office development in the "heart" of the planning area (located on Stagecoach Road between Baseline and Otter Creek Roads) to that which serves the neighborhood (C-1 uses). In addition, the first objective supports placing the more intense uses on the periphery of the study area. The second objective discourages construction of large, warehouse type facilities, and those of large scale and/or high intensity uses, within the "heart" of the planning area. This application is located at the northern edge of the "heart" of the study area as described by the neighborhood action plan. Landscape: Staff recommends the dumpster enclosure be constructed of brick or architectural block and its perimeter be softened with evergreen shrubs. G. SUBDIVISION COMMITTEE COMMENT: (October 28, 2004) The applicant was not present. Staff presented an overview of the proposed development indicating there were few outstanding issues associated with the proposed request. Staff stated they would contact the applicant prior to the public hearing to resolve any outstanding issues associated with the proposed request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. 4 December 2, 2004 SUBDIVISION ITEM NO.: 9 Cont. FILE NO.: Z -7345-A H. ANALYSIS: Staff has met with the applicant concerning the issues remaining from the October 28, 2004, Subdivision Committee meeting. The applicant has indicated the dumpster enclosure will be reconstructed of a more substantial material to lessen the visual impact from Stagecoach Road. The original site plan included the reuse of an existing single-family structure on the site. The applicant later determined the reuse of the structure was not feasible and removed the home and constructed a new building. Staff does not feel this alteration to the original site plan is significant and is supportive of the new construction. Staff is supportive of the applicant's request to relocate the proposed dumpster from the original location near the rear of the building to the new location in front of the building along Stagecoach Road. The Zoning Ordinance typically does not allow dumpsters to be placed along the street side but with the enhanced screening and the placement of landscaping around the enclosure, staff feels the negative impacts will be mitigated. The applicant has agreed the dumpster enclosure will be constructed of a brick or architectural block material to add stability to the enclosure. The applicant has also agreed landscaping will be added to soften the impact of the structure and enhance the visual appearance of the enclosure. There is not a Bill of Assurance in effect for the property. To staff's knowledge there are no other outstanding issues associated with the proposed request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. PLANNING COMMISSION ACTION: (DECEMBER 2, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request to allow warehousing on the site independent of an office user and office uses independent of a warehouse user for Buildings F and G and to add eight to twelve parking spaces on the site subject to compliance with the conditions outlined in paragraphs D, E and F of the above report. Staff also presented a recommendation of approval of the request to add outdoor dining on the proposed site provided the dining areas did not intrude into the required landscaped areas and the proposed addition seating met the minimum parking required per the existing Zoning Ordinance. 5 December 2, 2004 SUBDIVISION ITEM NO.. 9(Cont.)FILE Na.: Z -7346-A There was no further discussion of the item. A motion was made to place the item on the Consent Agenda for Approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent.