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HomeMy WebLinkAboutZ-7720 Staff AnalysisFILE NO.: Z-7720 NAME: Denison — Bailey Creative Arts Short -form PCD LOCATION: Located at 1517 — 1611 Wright Avenue DEVELOPER: Denison -Bailey Land Company, LLC 9 Covewood Circle Little Rock, AR 72204-5928 ENGINEER: Blaylock Threet Engineers, Inc. 1501 Market Drive Little Rock, AR 72211 AREA: 0.98 Acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING NUMBER OF LOTS: 6 FT. NEW STREET: 0 R-6, High Rise Apartment District Multi -family — not to exceed 72 units per acre PD -C PROPOSED USE: Creative Arts Studio and Loft Apartments VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: According to the applicant the rational for the development is two -fold. Firstly, the supporters of the development strongly believe that there is a dire need to provide a venue for the repair and adaptive reuse of discarded furniture, light fixtures and small appliances for consumer use. From an environmentally friendly standpoint, the community needs to be sensitive about the overburdened landfills that serve the City according to the applicant. It is a more serious need FILE NO.: Z-7720 (Cont.) when these discarded items clutter the curbs of our streets crating an unacceptable appearance in our neighborhoods, as well as, causing additional expense for pickup by. the City. As a creative solution to be dilemma, the applicant is proposing to provide at the center a workshop environment where skilled craft persons can train less skilled and physically handicapped persons in the small scale production and repair of furniture, light fixtures and small appliances. All training in the small scale production will occur in a spacious, functional (fully handicapped accessible), and entirely enclosed workshop environment. The second aspect of the center is to provide a functional and efficient space for the applicant's present business requirements that includes the design and production of ceramics and needlecrafts. Training shall be provided in ceramics and needlecrafts will be offered to the same clientele as mentioned above. The applicant and family members have fifty years plus experience in design/production, and building crafts industry and have maintained a reputation for the quality of their work. The applicant would like to share their experience with the community by giving back through training to those who have assisted them in the past. The finished products will be displayed for sale in a formal showroom. The future development includes a loft apartment above the design studio. Long range plans include the development of four additional units on the site to possible house handicapped students enrolled in the Centre. B. EXISTING CONDITIONS: The site is vacant with the exception of an existing wood frame home located on one of the six lots. There is a steep grade change from Wright Avenue. There is a narrow functioning alley located to the south of the site. There is a nightclub to the east of the site and a funeral home to the west of the site. To the south of the site are residential uses; both single-family and duplex housing. To the north of the site, along Wright Avenue and Dr. Martin Luther King Drive, are residential and non-residential uses. There is a produce stand located at the northwest corner of Wright Avenue and Dr. Martin Luther King Drive. C. NEIGHBORHOOD COMMENTS: The Downtown Neighborhood Association, the Central High Neighborhood Association, the Wright Avenue Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. 2 FILE NO.: Z-7720 (Cont. D. ENGINEERING COMMENTS: Public Works: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. According to the survey, an additional 5 -feet would be required. 2. Repair or replace and curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approve prior to the start of construction. 4. Storm water detention will not apply to the proposed development. 5. The only access proposed to the site is through an existing one lane alley. The platted alley width is 20 -feet. Widen and improve the alley to 18 -feet pavement width for two way traffic. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide adequate fire protection to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. CATA: No comment received. 3 FILE NO.: Z-7720 (Cont.) _ F. ISSUESTrECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Short Form PCD for a variety of uses including a small appliance repair shop, live -work units, and an artist studio. The request does not require a change to the Land Use Plan. Master Street Plan: Wright Avenue is shown on the Master Street Plan as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. This section of Wright Avenue has special design standards. These 'special' design standards are a Right -of -Way of 60 feet and a three -lane section with additional requirements at major intersections. This property is not located near a major intersection but may require dedication of right-of-way and street / sidewalk improvements. Existing or proposed Class I, II, or III bikeways are not located in the immediate vicinity of the development. Cily Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed landscape areas within the interior of the on-site paved area is less than the 542 square feet requirement by 97 square feet. This requirement takes into account the reduction allowed within the designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) The applicant was present representing the request. Staff presented an overview of the proposed development stating the applicant was requesting a mixed use development to include residential and commercial activities. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed construction materials including the treatment of the rear of the building. Staff also requested the applicant provide a detailed signage plan including any proposed building signage and any ground mounted signage. Staff stated the proposed dumpster would require screening and requested the applicant provide a note concerning the proposed screening on the site plan. Public Works comments were addressed. Staff stated dedication of right-of-way would be required along Wright Avenue. Staff also noted the existing alley was not sufficient for two lane automobile traffic. Staff requested the applicant provide additional paving adjacent to their property to 18 -feet of pavement to increase the width of the alley. 15! FILE NO.- Z-7720 (Cont. Landscaping comments were addressed. Staff stated the proposed landscape areas within the interior appeared to be less than the 542 square feet required by ordinance by 97 square feet. Staff stated the indicated areas did take into account the reduction allowed within the designated mature area. 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 site plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated the construction dates as requested by staff. The applicant has stated construction is anticipated to begin in early 2005 and be completed by late 2005. The applicant has also indicated signage for the proposed development. The applicant has indicated building signage will be the primary signage. The applicant has indicated a wall mounted sign on the Wright Avenue fagade. The applicant has indicated the sign will be approximately six feet wide and two feet high. Wall signage typically allowed in commercial zones is a maximum of ten percent of the fagade area. The indicated signage is less than signage typically allowed. The applicant has also indicated the proposed screening of the dumpster consistent with dumpster screening per the zoning ordinance. The applicant has indicated the building will be constructed of concrete block, natural stone, metal fascia panels and a standing seam metal roof. The Centre is proposed as a 6,150 square foot metal framed arts and crafts workshop on a concrete slab with an upper level loft living apartment. The future loft apartments will be constructed of similar architecture. The applicant is also proposing the placement of an outdoor arts/crafts studio along the eastern and western sides of the building. The applicant proposes the placement of a six foot chain link fence along the eastern property line for security. The applicant is proposing the placement of 15 on-site parking spaces. A retail development based on the indicated square footage would typically require 20 on-site parking spaces. Staff is supportive of the indicated parking. Staff feels 15 parking spaces should adequately address the potential parking demand since the applicant has indicated the desire to reach out to the community, which should allow area residents to walk to the Centre for instruction. The applicant has indicated the alley adjoining their property will be paved per staffs comments to an eighteen foot alleyway to allow for two way traffic. Staff feels with the addition of the paving on this existing 20 -foot alleyway, there should be adequate travel lanes and allow for emergency and non -emergency services access to the site. There is no access proposed to Wright Avenue. 5 FILE NO.: Z-7720 (Cont. The applicant has indicated the days and hours of operation from 9:00 am to 5:00 pm Monday through Friday and on Saturday, Sunday and Holidays by appointment only. Staff supports the proposed hours of operation. Staff is supportive of the applicant's request. The proposed development is located in an area shown as Mixed Use on the City's Future Land Use Plan. Staff feels the placement of a mixed-use development of residential and commercial and the indicated proposed hours of operation should not have a significant impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. There is to be no outdoor display of merchandise including finished and unfinished furniture and appliances. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present. There were no registered objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff stated they had only received informational phone calls from area residents concerning the proposed request. Staff stated they felt the development of a commercial center and loft residential units on the site should have minimal impact on the adjoining properties. 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. Staff stated there was to be no outdoor display of merchandise including finished and unfinished furniture and appliances. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. A October 7, 2004 ITEM NO.: 16 FILE NO.: Z-7720 NAME: Denison — Bailey Creative Arts Short -form PCD LOCATION: Located at 1517 —1611 Wright Avenue DEVELOPER: Denison -Bailey Land Company, LLC 9 Covewood Circle Little Rock, AR 72204-5928 ENGINEER: Blaylock Threet Engineers, Inc. 1501 Market Drive Little Rock, AR 72211 AREA: 0.98 Acres NUMBER OF LOTS: 6 FT. NEW STREET: 0 CURRENT ZONING: R-6, High Rise Apartment District ALLOWED USES: Multi -family — not to exceed 72 units per acre PROPOSED ZONING: PD -C PROPOSED USE: Creative Arts Studio and Loft Apartments VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: According to the applicant the rational for the development is two -fold. Firstly, the supporters of the development strongly believe that there is a dire need to provide a venue for the repair and adaptive reuse of discarded furniture, light fixtures and small appliances for consumer use. From an environmentally friendly standpoint, the community needs to be sensitive about the overburdened October 7, 2004 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-7720 landfills that serve the City according to the applicant. It is a more serious need when these discarded items clutter the curbs of our streets crating an unacceptable appearance in our neighborhoods, as well as, causing additional expense for pickup by the City. As a creative solution to be dilemma, the applicant is proposing to provide at the center a workshop environment where skilled craft persons can train less skilled and physically handicapped persons in the small scale production and repair of furniture, light fixtures and small appliances. All training in the small scale production will occur in a spacious, functional (fully handicapped accessible), and entirely enclosed workshop environment. The second aspect of the center is to provide a functional and efficient space for the applicant's present business requirements that includes the design and production of ceramics and needlecrafts. Training shall be provided in ceramics and needlecrafts will be offered to the same clientele as mentioned above. The applicant and family members have fifty years plus experience in design/production, and building crafts industry and have maintained a reputation for the quality of their work. The applicant would like to share their experience with the community by giving back through training to those who have assisted them in the past. The finished products will be displayed for sale in a formal showroom. The future development includes a loft apartment above the design studio. Long range plans include the development of four additional units on the site to possible house handicapped students enrolled in the Centre. B. EXISTING CONDITIONS: The site is vacant with the exception of an existing wood frame home located on one of the six lots. There is a steep grade change from Wright Avenue. There is a narrow functioning alley located to the south of the site. There is a nightclub to the east of the site and a funeral home to the west of the site. To the south of the site are residential uses; both single-family and duplex housing. To the north of the site, along Wright Avenue and Dr. Martin Luther King Drive, are residential and non-residential uses. There is a produce stand located at the northwest corner of Wright Avenue and Dr. Martin Luther King Drive. C. NEIGHBORHOOD COMMENTS: The Downtown Neighborhood Association, the Central High Neighborhood Association, the Wright Avenue Neighborhood Association, all residents located within 300 -feet of the site who could be identified and all property owners located within 200 -feet of the site were notified of the public hearing. As of this writing staff has received several informational phone calls from area residents. 2 October 7, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7720 D. ENGINEERING COMMENTS: Public Works - 1 . orks: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. According to the survey, an additional 5 -feet would be required. 2. Repair or replace and curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approve prior to the start of construction. 4. Storm water detention will not apply to the proposed development. 5. The only access proposed to the site is through an existing one lane alley. The platted alley width is 20 -feet. Widen and improve the alley to 18 -feet pavement width for two way traffic. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer main extension required, with easements, if service is required for project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide adequate fire protection to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2438 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planning: No comment. 3 October 7, 2004 SUBDIVISION ITEM NO.: 16 (Cont.) FILE NO.: Z-7720 CATA: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Central City Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a Short Form PCD for a variety of uses including a small appliance repair shop, live -work units, and an artist studio. The request does not require a change to the Land Use Plan. Master Street Plan: Wright Avenue is shown on the Master Street Plan as a Minor Arterial. A Minor Arterial provides connections to and through an urban area and their primary function is to provide short distance travel within the urbanized area. This section of Wright Avenue has special design standards. These 'special' design standards are a Right -of -Way of 60 feet and a three -lane section with additional requirements at major intersections. This property is not located near a major intersection but may require dedication of right-of-way and street / sidewalk improvements. Existing or proposed Class I, II, or III bikeways are not located in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The property under review is not located in an area covered by a City of Little Rock recognized neighborhood action plan. Landscape: The proposed landscape areas within the interior of the on-site paved area is less than the 542 square feet requirement by 97 square feet. This requirement takes into account the reduction allowed within the designated mature area of the city. G. SUBDIVISION COMMITTEE COMMENT: (September 16, 2004) The applicant was present representing the request. Staff presented an overview of the proposed development stating the applicant was requesting a mixed use development to include residential and commercial activities. Staff stated there were additional items necessary to complete the review process. Staff requested the applicant provide details of the proposed construction materials including the treatment of the rear of the building. Staff also requested the applicant provide a detailed signage plan including any proposed building signage and any ground mounted signage. Staff stated the proposed dumpster would require screening and requested the applicant provide a note concerning the proposed screening on the site plan. :�I October 7, 2004 SUBDIVISION ITEM NO.: 16 (Cont. FILE NO.: Z-7720 Public Works comments were addressed. Staff stated dedication of right-of-way would be required along Wright Avenue. Staff also noted the existing alley was not sufficient for two lane automobile traffic. Staff requested the applicant provide additional paving adjacent to their property to 18 -feet of pavement to increase the width of the alley. Landscaping comments were addressed. Staff stated the proposed landscape areas within the interior appeared to be less than the 542 square feet required by ordinance by 97 square feet. Staff stated the indicated areas did take into account the reduction allowed within the designated mature area. 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 site plan to staff addressing most of the issues raised at the September 16, 2004, Subdivision Committee meeting. The applicant has indicated the construction dates as requested by staff. The applicant has stated construction is anticipated to begin in early 2005 and be completed by late 2005. The applicant has also indicated signage for the proposed development. The applicant has indicated building signage will be the primary signage. The applicant has indicated a wall mounted sign on the Wright Avenue fagade. The applicant has indicated the sign will be approximately six feet wide and two feet high. Wall signage typically allowed in commercial zones is a maximum of ten percent of the fagade area. The indicated signage is less than signage typically allowed. The applicant has also indicated the proposed screening of the dumpster consistent with dumpster screening per the zoning ordinance. The applicant has indicated the building will be constructed of concrete block, natural stone, metal fascia panels and a standing seam metal roof. The Centre is proposed as a 6,150 square foot metal framed arts and crafts workshop on a concrete slab with an upper level loft living apartment. The future loft apartments will be constructed of similar architecture. The applicant is also proposing the placement of an outdoor arts/crafts studio along the eastern and western sides of the building. The applicant proposes the placement of a six foot chain link fence along the eastern property line for security. The applicant is proposing the placement of 15 on-site parking spaces. A retail development based on the indicated square footage would typically require 20 on-site parking spaces. Staff is supportive of the indicated parking. Staff feels 15 parking spaces should adequately address the potential parking demand since the applicant has indicated the desire to reach out to the community, which should allow area residents to walk to the Centre for instruction. 61 October 7, 2004 SUBDIVISION ITEM NO.: 15 Cont. FILE NO.: Z-7720 The applicant has indicated the alley adjoining their property will be paved per staff's comments to an eighteen foot alleyway to allow for two way traffic. Staff feels with the addition of the paving on this existing 20 -foot alleyway, there should be adequate travel lanes and allow for emergency and non -emergency services access to the site. There is no access proposed to Wright Avenue. The applicant has indicated the days and hours of operation from 9:00 am to 5:00 pm Monday through Friday and on Saturday, Sunday and Holidays by appointment only. Staff supports the proposed hours of operation. Staff is supportive of the applicant's request. The proposed development is located in an area shown as Mixed Use on the City's Future Land Use Plan. Staff feels the placement of a mixed-use development of residential and commercial and the indicated proposed hours of operation should not have a significant impact on the adjoining properties. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the conditions outlined in paragraphs D, E and F of the staff report. There is to be no outdoor display of merchandise including finished and unfinished furniture and appliances. PLANNING COMMISSION ACTION: (OCTOBER 7, 2004) The applicant was present. There were no registered objectors present. Staff stated to their knowledge there were no outstanding issues associated with the proposed request. Staff stated they had only received informational phone calls from area residents concerning the proposed request. Staff stated they felt the development of a commercial center and loft residential units on the site should have minimal impact on the adjoining properties. 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. Staff stated there was to be no outdoor display of merchandise including finished and unfinished furniture and appliances. There was no further discussion of the item. The Chair entertained a motion to place the item on the Consent Agenda for approval. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. R ITEM NO.: 16 1 FILE NO.: Z-7720 NAME: Denison — Bailey Creative Arts Short -form PCD f� LOCATION: located at 1517 — 1611 Wright Avenue Plannina Staff Comments: 1. Provide notification of property owners located within 200 -feet of the site, complete with the certified abstract list, notice form with affidavit executed and proof of mailing. 2. Provide the proposed treatment of the perimeter of the property, including materials and techniques used such as screens, fences and walls as well as description of uses, setbacks and their relationship to surrounding uses. 3. Provide a development schedule indicating the approximate date when construction of the planned unit development or stages of the planned unit development can be expected to begin and be completed. 4. Provide details of any proposed signage including location/height and area. Provide details on any proposed building signage and the proposed total fagade area to be dedicated to signage. 5. Provide details of the proposed screening of the indicated dumpster. 6. Provide the days and hours of operation of the proposed business in the general notes section of the site plan. 7. Provide details of the treatment of the rear of the building. Will the building be constructed of metal or a combination of materials? Variance/Waivers: None requested. Public Works: 1. Wright Avenue is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 -feet from centerline will be required. According to the survey, an additional 5 -feet would be required. 2. Repair or replace and curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. A grading permit in accordance with Section 29-186(c) and (d) will be required prior to any land clearing or grading activities at the site. Site grading and drainage plans will need to be submitted and approve prior to the start of construction. 4. Storm water detention will not apply to the proposed development. 5. The only access proposed to the site is through an existing one lane alley. The platted alley width is 20 -feet. Widen and improve the alley to 18 -feet pavement width for two way traffic. Utilities and Fire Department/County Planning: Wastewater: Sewer main extension required, with easements, if service is required for project. Contact the Little Rock Wastewater Utility at 688-1414 for additional details. Entergy: Approved as submitted. Center -Point Energy: Approved as submitted. SBC: No comment received. Central Arkansas Water: All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be required in order to provide adequate fire protection to this property. Additional fire hydrant(s) will be required. Contact the Little Rock Fire Department to obtain information regarding the required placement of the hydrant(s) and contact Central Arkansas Water regarding procedures for installation of the hydrant(s). This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. Contact Central Arkansas Water at 992-2434 for additional information. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department at 918-3700 for additional information. County Planninq: No comment. LATA: No comment received. Plannina Division: Landscape:_ The proposed landscape areas within the interior of the on-site paved area is less than the 542 square feet requirement by 97 square feet. This requirement takes into account the reduction allowed within the designated mature area of the city. Revised plat/plan Submit four (4) copies of a revised preliminary plan (to include the additional information as noted above) to staff on Wednesday, September 22, 2004.