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HomeMy WebLinkAboutZ-7596-A Staff AnalysisITEM NO.: 17 FILE NO.: Z -7586-A NAME: Holly's Restaurant Short -form PD -C 1` J `4 LOCATION: 5201 Asher Avenue J Planning Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete 'ith the certified abstract list, notice form with affidavit executed and proof of mailing. 2. ,The cover letter indicates parking will be provided across Anna Street but the area is ,not shown on the proposed site plan. Will parking be developed on the vacant lot and will the parking be utilized by the applicant? 3. J Provide details concerning any proposed signage (height/area/location). 4.1 Will there be a dumpster located on the site? If so indicate the Icotion along with a note concerning the required screening. 5. Provide the days and hours of operation. 6. Provide information concerning the location of the call box for the proposed drive through window (location/screening). �ariance/Waivers: 7. Provide the total square footage of the existing building. None requested. Public Works - 1 . orks: 1. Asher Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 45 -feet from centerline (reduced cross section) will be required. 2. The proposed land use would classify Anna Street on the Master Street Plan as a commercial street. Dedication of right-of-way 30 -feet from centerline will be required. 3. With future construction, sidewalks with appropriate handicap ramps will be required to meet Master Street Plan requirements. 4. Storm water detention ordinance applies to the property. The project would qualify for a contribution in -lieu of construction at the time of building permit. Utilities and Fire Department/County Planning: Wastewater: Existing sewer main located on the site. Relocation required at Developer's expense if proposed restaurant addition conflicts with the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATH: No comment received. Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial and Industrial for this property. The applicant has applied for a Planned Commercial Development for a restaurant bar and grill. The proposal does not have a significant impact on the Land Use Plan, which would necessitate a Plan Amendment. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forrest Neighborhood Action Plan. The Community Image Goal states: To foster neighborhood pride and to improve the neighborhood's image. An objective of that goal is to: Review Land Use Plan and existing zoning to ensure compatibility with neighborhood goals. Another goal, the Economic Development Goal states: To create a healthy economic climate that encourages investment, reinvestment, and diversity of employment opportunities. An objective of that goal is to: Provide more neighborhood oriented commercial services for residents. Landscape:. An upgrade in landscaping based on the percentage of building expansion proposed (46 percent) will be required. Because this site is located within the -designated mature area of the City, the upgrade requirement toward full compliance with the Landscape Ordinance may be reduced from 46 percent to 34 percent. If new paved areas are to be provided, then a minimum perimeter on-site landscape strip of six -feet nine -inches in width will be required where adjacent to the western perimeter. This takes into account the reductions allowed within the designated mature area. Revised plat/Dian: Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, May 19, 2004. July 15, 2004 ITEM NO.: D NAME: Holly's Restaurant Short -form PD -C LOCATION: 5201 Asher Avenue DEVELOPER: HCS, Inc. 5201 Asher Avenue Little Rock, AR 72204 ENGINEER: Terry Burruss Architects 1202 South Main Street Little Rock, AR 72202 AREA: 1.03 Acres CURRENT ZONING: FILE NO.: Z-75 NUMBER OF LOTS: 1 FT. NEW STREET: 0 1-2, Light Industrial ALLOWED USES: A wide range of industrial uses entirely within enclosed buildings PROPOSED ZONING: PD -C PROPOSED USE: Restaurant/Bar and Grill VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant proposes to expand an existing restaurant facility by 2,025 square feet (additional seating — 125) and add a drive through food service. The applicant is requesting a change in zoning to PD -C to allow dancing with live music in the "bar area" of the restaurant. The applicant has indicated live music will be played on the first and third Friday nights of the month, during major sporting events, private parties such as wedding receptions, anniversaries, office parties and Sunday brunch, probably on a monthly basis. July 15, 2004 SUBDIVISION ITEM NO.: D(Cont.)FILE NO.: Z -7596-A The applicant has indicated the purchase of an empty lot across Anna Street to provide additional parking for customers. The proposed site plan includes the development of 50 on-site parking spaces. B. EXISTING CONDITIONS: The property is occupied by a one-story commercial building located within the south half of the property. There is paved parking between the building and Asher Avenue. There are existing access drives from Asher Avenue and Anna Street. The general area along Asher Avenue is comprised of a mixture of commercial and industrial uses. There is a drive-in restaurant and a motel west of the site, with various auto -related uses at the intersection of Asher Avenue and Fair Park Boulevard. Other various commercial uses, including two lumberyards, are located to the east and north (across Asher Avenue). Single-family residences are located to the south. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received no comment from area residents. The Curran Conway Neighborhood Association, South of Asher Neighborhood Association, all residents located within 300 -feet of the site and all property owners located within 200 -feet of the site were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works: 1. Asher Avenue is classified on the Master Street Plan as a principal arterial. Dedication of right-of-way 45 -feet from centerline (reduced cross section) will be required. 2. The proposed land use would classify Anna Street on the Master Street Plan as a commercial street. Dedication of right-of-way 30 -feet from centerline will be required. 3. With future construction, sidewalks with appropriate handicap ramps will be required to meet Master Street Plan requirements. 4. Storm water detention ordinance applies to the property. The project would qualify for a contribution in -lieu of construction at the time of building permit. July 15, 2004 SUBDIVISION ITEM NO.: D(Cont.)FILE NO.: Z -7596-A E F. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Existing sewer main located on the site. Relocation required at Developer's expense if proposed restaurant addition conflicts with the existing sewer main. Contact Little Rock Wastewater Utility at 688-1414 for additional information. Entergy: No comment received. Center -Point Energv: Approved as submitted. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water (CAW) requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by CAW. The test results must be sent to CAW's Cross Connection Section within ten days of installation and annually thereafter. Contact Carroll Keatts at 992-2431 if you would like to discuss backflow prevention requirements for this project. Contact Central Arkansas Water at 992-2438 for additional details. Fire Department: Approved as submitted. County Planning: No comment received. CATA: No comment received. ISSUES/TECHNICAUDESIGN: Planning Division: This request is located in the 1-630 Planning District. The Land Use Plan shows Commercial and Industrial for this property. The applicant has applied for a Planned Commercial Development for a restaurant bar and grill. The Asher Corridor Steering Committee reviewed the Future Land Use Plan and Zoning classifications in this area in early 2000. The Committee made recommendations to the Planning Commission and Board of Directors for changes to these classifications based on existing conditions and their desire for redevelopment of the area. The changes were approved by the Board of Directors less than five years ago and have not had had sufficient time to result 3 July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -7596-A in the physical changes desired by the steering committee. The Light Industrial shown south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Committee and maintaining commercial uses north of Asher Avenue. Since the site was not vacant at the time of the review any new development due to the changes would likely take time. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Oak Forrest Neighborhood Action Plan. The Community Image Goal states: To foster neighborhood pride and to improve the neighborhood's image. An objective of that goal is to: Review Land Use Plan and existing zoning to ensure compatibility with neighborhood goals. Another goal, the Economic Development Goal states: To create a healthy economic climate that encourages investment, reinvestment, and diversity of employment opportunities. An objective of that goal is to: Provide more neighborhood oriented commercial services for residents. Landscape: An upgrade in landscaping based on the percentage of building expansion proposed (46 percent) will be required. Because this site is located within the designated mature area of the City, the upgrade requirement toward full compliance with the Landscape Ordinance may be reduced from 46 percent to 34 percent. If new paved areas are to be provided, then a minimum perimeter on-site landscape strip of six -feet nine -inches in width will be required where adjacent to the western perimeter. This takes into account the reductions allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (May 13, 2004) The applicant was not present. Staff stated the request was to allow additional activities at a site currently operating as a restaurant. Staff stated they would meet with the applicant prior to the public hearing to resolve any outstanding issues. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: The applicant submitted a revised plan to staff addressing most of the issues raised at through the Subdivision Committee Comments presented at the 4 July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z-: May 13, 2004, Subdivision Committee meeting. The applicant has indicated the dumpster location, proposed signage and indicated additional parking will be located across the street. The existing building contains 5,400 square feet of gross floor space and the applicant has indicated an expansion of 2,025 square feet of gross floor space. The total building area proposed is 7,425 square feet. The typical minimum parking demand for a restaurant facility with the indicated gross floor space would be seventy-four parking spaces or one parking space per one hundred square feet of gross floor area. The applicant has stated the owner is in the process of acquiring the lot across the street, which will provide approximately thirty-six parking spaces. If the lot is in fact secured the development would contain eighty-six parking spaces. (Fifty on-site spaces and thirty-six off site spaces.) The ordinance typically allows off- site parking within three hundred feet of the facility to be served and may not exceed twenty-five percent of the total number of spaces required. The ordinance also requires all detached parking facilities or satellite parking lots be zoned to allow the principal use which the parking will serve. In this case if the zoning is approved the zoning of the off-site parking facility would also need to be zoned PD -C to allow the parking to comply with the ordinance requirements. The applicant has not provided a survey of the site nor requested the site be a part of the rezoning request. Staff is not supportive of the applicant's request to allow off site parking and staff feels the proposed on-site parking is inadequate to meet the typical minimum parking demand. The applicant has indicated the proposed dumpster location adjacent to West 33rd Street. The ordinance states trash receptacles and pickup shall be oriented away from the street side of the property and adequately screened from residentially zoned property. Staff does not feel the placement of the dumpster adjacent to West 33rd Street is an appropriate location. The applicant has indicated the site will contain a drive through window, menu board and call box. The applicant has located these facilities along the western property line. The ordinance states each speaker shall be so mounted that it is baffled on all sides in a manner which will direct the sound produced to the vehicle served. The applicant has indicated the building will act as a screening device to the single-family homes located to the east of the site. The applicant has indicated the grill and drive-through will operate until 2:00 am. Staff feels the use of the site at this late hour may possibly disturb the adjoining homeowners. 5 July 15, 2004 SUBDIVISION ITEM NO.: D Cont. FILE NO.: Z -7595-A The applicant has indicated proposed signage adjacent to Asher Avenue. The site plan states the sign will be a monument style sign but has not indicated the proposed sign area. Staff feels the area should be specified if the proposed development is approved. Staff is not supportive of the proposed request. The site is shown as Light Industrial on the Future Land Use Plan. The area south of Asher Avenue was originally intended to encourage industrial development based on a corridor plan created by the Asher Corridor Steering Committee in early 2000. The Committee recommended the current Land Use and Zoning designations for the property, which were approved in October of 2000. Staff feels the overall design of having commercial uses north of Asher Avenue, with industrial uses south of Asher Avenue is still valid. The area in question was changed to encourage small scale industrial and service trades types of uses. Since the area was not vacant at the time of the Land Use and Zoning changes, any new development due to change would likely take time. Staff does not feel the recommended Land Use and Zoning changes have had sufficient time to result in the physical changes desired by the steering Committee. This request would compromise the integrity of the Land Use Plan and Zoning changes recommended by the Asher Corridor Steering Committee. Staff feels it is premature to make this type of change in the Asher Corridor area, until the area has a chance to develop as the Steering Committee envisioned in 2000. f. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 3, 2004) Mr. Terry Burruss was present representing the request. There were no registered objectors present. Staff stated the applicant had submitted a request on June 3, 2004, requesting this item be deferred to the July 15, 2004, Public Hearing. Staff stated the request would take a waiver of the By-laws for the late deferral request. Staff stated they were supportive of this request. There was no further discussion of the item. The item was placed onthe Consent Agenda and approved as presented by staff by a vote of 11 ayes, 0 noes and 0 absent. L July 15, 2004 SUBDIVISION ITEM NO.: D (Cont.) FILE NO.: Z -7596-A PLANNING COMMISSION ACTION: ._(JULY 15, 2004) The applicant was not present. There were no registered objectors present. Staff stated the applicant had submitted a letter requesting the item be withdrawn from consideration without prejudice. Staff stated they were supportive of the request. There was no further discussion of the item. The chair placed the item for inclusion on the consent agenda for approval of the withdrawal request. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. 7