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HomeMy WebLinkAboutZ-7969-B Staff AnalysisFILE NO.: Z -7969-B NAME: Phillips Revised Short -form PCD LOCATION: Located at 6100 Stones Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 SURVEYOR: Tim Tyler Surveying 240 HWY 65 N Conway, AR 72032 AREA: 2.0 + acres CURRENT ZONING ALLOWED USES - PROPOSED ZONING PROPOSED USE NUMBER OF LOTS: 1 PCD FT. NEW STREET: 0 LF Restaurant, Single-family and C-1 uses PCD Restaurant, Single-family and C-1 uses — Add drive-thru service for breakfast hours only VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. FILE NO.: Z -7969-B Cont. Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. Ordinance No. 19,613 adopted by the Little Rock Board of Directors on October 17, 2006, allowed a revision to the previously approved PCD to allow an existing residential structure located on the site which was zoned R-2, Single-family to be included in the previously approved PCD area. The applicant approval allowed C-1, Neighborhood Commercial District uses as allowable uses for the site. There were no other changes proposed to the previously approved PCD. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to add drive-through restaurant service and a storage area to the existing restaurant located at 6100 Stones Road. The applicant intends to add curbside service allowing pick-up within the existing access easement. The street was constructed to commercial street standards with the redevelopment of the site in 2006. Orders will be placed at an order menu board and then orders will be delivered to the waiting automobiles via the front entrance. The applicant has indicated an awning will be added to the front of the building extending to the access easement. The drive through service is only proposed during the breakfast hours from 6 am to 9 am Monday through Friday. Stacking for the drive-through is proposed within the existing parking lot. The adjacent restaurant is not open for breakfast service therefore the hours of the drive-through and the stacking within the parking lot will not impact the adjacent restaurant use. The bill of assurance for the subdivision does not address the issue currently before the commission. B. EXISTING CONDITIONS: The site contains a restaurant within a converted single-family structure. To the west is a second restaurant located on an adjacent lot. To the south are several manufactured homes located near the rear portion of this site owned by the applicant. There is a daycare center located further west of the site on property zoned PD -O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City's Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant 0-3, General Office District zoned property. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and property owners. Staff has received a letter of support from the Aberdeen Property Owners Association. All property owners located within 200 2 FILE NO.. Z -7969-B Cont. feet site, all residents, who could be identified, located within 300 feet of the site, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENTICOUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Ener : No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire De artment: Approved as submitted. 3 FILE NO.: Z -7969-B Cont. Countv Planning: No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning to revise an existing PCD to add drive-thru service for breakfast hours only to the existing restaurant on this site. Planned Developments are required in the Mixed Use category. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Stones Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bic cle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six foot (6) marked bike lane. Additional paving and right of way may be required. Landscape: Any dead, diseased or missing landscaping must be replaced and/or installed. G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Ross Phillips was present representing the request. Staff presented an overview of the request stating the development was approved as a PCD to allow C-1 uses as allowable uses for the site. Staff stated the applicant was requesting approval to add a drive-through facility to serve breakfast. Staff stated the drive-through element was not allowed in the C-1 zoning district. Staff requested Mr. Phillips provide the location of the order menu board. M FILE NO.: Z -7969-B (Cont. Staff noted there were no additional comments related to the proposed site plan. Staff stated any dead diseased or missing landscaping would require replacement regardless of the approval of the current application request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Phillips provided staff with a revised site plan locating the order menu board and providing the location of the proposed covered areas. The order menu board is proposed located along the access easement within the landscaped area which will not reduce the parking available for the restaurant. The order board is proposed as a three (3) foot by five (5) foot sign for a total of fifteen (15) square feet. The applicant has not addressed the screening requirements for the order menu board. Staff recommends the menu board be constructed as required in Section 36-298 (1) (a) & (b) of the Little Rock Code of Ordinances. Section 36-298(a) states the order menu board shall be mounted so that the sound is baffled on all sides and in a manner which will direct the sound produced to the vehicle served. Section 36-298(b) states a screening wall at least six (6) feet in height and twenty (20) feet in length shall be constructed along the opposite lane line to diminish sound. The applicant may elect to locate the Order menu board in a manner that the existing building serves as the screening wall. The site plan indicates the construction of a covered awning extending from the front of the building to the east. The awning is proposed to extend seventeen (17) feet from the front of the building to the east and cover the length of the building. The awning is proposed constructed of similar materials as on the existing roof of the existing restaurant building. The site plan also indicates the placement of a 12 -foot by 14 -foot addition to the front of the building underneath the awning for storage of supplies. The addition will be constructed of materials similar to the materials located on the existing restaurant. The original approval allowed for C-1, Neighborhood Commercial uses as allowable uses for the site which includes a restaurant without drive-through service. The current request is to add a drive-through service. Curbside service will be used to provide pick-up within the existing private access easement. Orders will be placed at an order menu board and then orders will be delivered to the waiting automobiles via the front entrance. The drive through service is only proposed during the breakfast hours from 6 am to 9 am Monday through Friday. Stacking for the drive-through is proposed within the existing parking lot. The adjacent restaurant is not open for breakfast service therefore the hours of the drive-through and the stacking within the parking lot will not impact the adjacent restaurant use. 5 ENO.: Z -7969-B (Cont_ Staff is supportive of the request. Staff does not feel the addition of the drive-through service during the breakfast hours will significantly impact the site since the stacking will take place within the existing parking areas serving this restaurant and the adjacent restaurant use. The hours of operation for the breakfast service and the adjacent restaurant use will not overlap. To staff's knowledge there are no outstanding issues associated with the request. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the order menu board be constructed as required in Section 36-298 of the Little Rock Code of Ordinances. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the order menu board be constructed as required in Section 36-295 of the Little Rock Code of Ordinances. There was no further discussion of the item. The chair entertained a motion for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 101 August 12, 2010 ITEM NO.: 8 NAME: Phillips Revised Short -form PCD LOCATION: Located at 6100 Stones Road DEVELOPER: Ross Phillips 34 Vista Drive Little Rock, AR 72210 SURVEYOR: Tim Tyler Surveying 240 HWY 65 N Conway, AR 72032 AREA: 2.0 + acres CURRENT ZONING NUMBER OF LOTS: 1 PCD FILE NO.: Z-7969-13 FT. NEW STREET: 0 LF ALLOWED USES: Restaurant, Single-family and C-1 uses PROPOSED ZONING: PCD PROPOSED USE: Restaurant, Single-family and C-1 uses — Add drive-thru service for breakfast hours only VARIANCES/WAIVERS REQUESTED: None requested. BACKGROUND: The Little Rock Board of Directors adopted Ordinance No. 19,500 on March 21, 2006, allowing a revision to the approved PCD for 18321 Cantrell Road by expanding the PCD to the south to encompass an area containing six manufactured homes. The proposal included the construction of a deck and parking facility in the expanded area. The deck was attached to the existing restaurant with only one entrance to the restaurant. The deck was proposed as wooden construction, following the style of the existing restaurant facility. August 12, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -7969-B Fencing would be placed along the southern perimeter of the parking lot to screen the adjoining residential property. Included in the request was the relocation of the six manufactured homes on the rear portion of the site. Ordinance No. 19,613 adopted by the Little Rock Board of Directors on October 17, 2006, allowed a revision to the previously approved PCD to allow an existing residential structure located on the site which was zoned R-2, Single-family to be included in the previously approved PCD area. The applicant approval allowed C-1, Neighborhood Commercial District uses as allowable uses for the site. There were no other changes proposed to the previously approved PCD. A. PROPOSAUREQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to add drive-through restaurant service and a storage area to the existing restaurant located at 6100 Stones Road. The applicant intends to add curbside service allowing pick-up within the existing access easement. The street was constructed to commercial street standards with the redevelopment of the site in 2006. Orders will be placed at an order menu board and then orders will be delivered to the waiting automobiles via the front entrance. The applicant has indicated an awning will be added to the front of the building extending to the access easement. The drive through service is only proposed during the breakfast hours from 6 am to 9 am Monday through Friday. Stacking for the drive-through is proposed within the existing parking lot. The adjacent restaurant is not open for breakfast service therefore the hours of the drive-through and the stacking within the parking lot will not impact the adjacent restaurant use. The bill of assurance for the subdivision does not address the issue currently before the commission. B. EXISTING CONDITIONS: The site contains a restaurant within a converted single-family structure. To the west is a second restaurant located on an adjacent lot. To the south are several manufactured homes located near the rear portion of this site owned by the applicant. There is a daycare center located further west of the site on property zoned PD -O. To the north and east of the site are several properties zoned PCD which were zoned to recognize uses which existed when the property was brought within the City's Extraterritorial Planning Jurisdiction. Other uses in the area include, single-family homes located on large lots, a church and vacant 0-3, General Office District zoned property. 2 August 12, 2010 SUBDIVISION ITEM NO.: 8 (Cont.) FILE NO.: Z -7969-B C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents and property owners. Staff has received a letter of support from the Aberdeen Property Owners Association. All property owners located within 200 feet site, all residents, who could be identified, located within 300 feet of the site, the Aberdeen Court Property Owners Association, the Maywood Manor Neighborhood Association and the Coalition of West Little Rock Neighborhoods were notified of the public hearing. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to. normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water 3 August 12, 2010 �i iRnivi.c;inry ITEM NO.: 8 (Cont. FILE NO.: Z -7969-B (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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Planning: No comment. CATH: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment received. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning to revise an existing PCD to add drive-thru service for breakfast hours only to the existing restaurant on this site. Planned Developments are required in the Mixed Use category. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Stones Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non-residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right -of -Way and may require street improvements for entrances and exits to the site. Bicycle Plan: A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (5) shoulder or six foot (6) marked bike lane. Additional paving and right of way may be required. Landscape: Any dead, diseased or missing landscaping must be replaced and/or installed. 10 August 12, 2010 SUBDIVISION ITEM NO.: 8 (Cont.). FILE NO.: Z -7969-B G. SUBDIVISION COMMITTEE COMMENT: (July 22, 2010) Mr. Ross Phillips was present representing the request. Staff presented an overview of the request stating the development was approved as a PCD to allow C-1 uses as allowable uses for the site. Staff stated the applicant was requesting approval to add a drive-through facility to serve breakfast. Staff stated the drive-through element was not allowed in the C-1 zoning district. Staff requested Mr. Phillips provide the location of the order menu board. Staff noted there were no additional comments related to the proposed site plan. Staff stated any dead diseased or missing landscaping would require replacement regardless of the approval of the current application request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: Mr. Phillips provided staff with a revised site plan locating the order menu board and providing the location of the proposed covered areas. The order menu board is proposed located along the access easement within the landscaped area which will not reduce the parking available for the restaurant. The order board is proposed as a three (3) foot by five (5) foot sign for a total of fifteen (15) square feet. The applicant has not addressed the screening requirements for the order menu board. Staff recommends the menu board be constructed as required in Section 36-298 (1) (a) & (b) of the Little Rock Code of Ordinances. Section 36-298(a) states the order menu board shall be mounted so that the sound is baffled on all sides and in a manner which will direct the sound produced to the vehicle served. Section 36-298(b) states a screening wall at least six (6) feet in height and twenty (20) feet in length shall be constructed along the opposite lane line to diminish sound. The applicant may elect to locate the order menu board in a manner that the existing building serves as the screening wall. The site plan indicates the construction of a covered awning extending from the front of the building to the east. The awning is proposed to extend seventeen (17) feet from the front of the building to the east and cover the length of the building. The awning is proposed constructed of similar materials as on the existing roof of the existing restaurant building. The site plan also indicates the placement of a 12 -foot by 14 -foot addition to the front of the building underneath the awning for storage of supplies. The addition will be constructed of materials similar to the materials located on the existing restaurant. 5 August 12, 2010 SUBDIVISION 1111WITAIII210WI[l O All NO.: Z -7969-B The original approval allowed for C-1, Neighborhood Commercial uses as allowable uses for the site which includes a restaurant without drive-through service. The current request is to add a drive-through service. Curbside service will be used to provide pick-up within the existing private access easement. Orders will be placed at an order menu board and then orders will be delivered to the waiting automobiles via the front entrance. The drive through service is only proposed during the breakfast hours from 6 am to 9 am Monday through Friday. Stacking for the drive-through is proposed within the existing parking lot. The adjacent restaurant is not open for breakfast service therefore the hours of the drive-through and the stacking within the parking lot will not impact the adjacent restaurant use. Staff is supportive of the request. Staff does not feel the addition of the drive-through service during the breakfast hours will significantly impact the site since the stacking will take place within the existing parking areas serving this restaurant and the adjacent restaurant use. The hours of operation for the breakfast service and the adjacent restaurant use will not overlap. To staff's knowledge there are no outstanding issues associated with the request. I. STAFF RECOMMENDATION: Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff recommends the order menu board be constructed as required in Section 36-298 of the Little Rock Code of Ordinances. PLANNING COMMISSION ACTION: (AUGUST 12, 2010) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. Staff presented a recommendation the order menu board be constructed as required in Section 36-298 of the Little Rock Code of Ordinances. There was no further discussion of the item. The chair entertained a motion . for approval of the item as presented by staff. The motion carried by a vote of 7 ayes, 0 noes, 3 absent and 1 open position. 0 ITEM NO.: 8. NAME: Phillips Revised Short -form PCD LOCATION: located at 6100 Stones Road Planning Staff Comments: Z -7969-B 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. The notice must be mailed no later than July 28, 2010. The Office of Planning and Development must receive the proof of notice no later than August 6, 2010. 2. Provide the location of the order/menu board. Variance/Waivers: None requested. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. All Central Arkansas Water requirements in effect at the time of request for water service must be met. A water main extension will be needed to provide water service to this property. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and Little Rock Fire Department is required. Contact Central Arkansas Water regarding the size and location of the water meter. A Capital Investment Charge based on the size of meter connection(s) will apply to this project in addition to normal charges. This fee will apply to all connections including metered connections off the private fire system. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZ) 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 Item # 8. RPZA, successful tests of the assembly must beL 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 the Cross Connection Section at 377-1226 if you would like to discuss backflow prevention requirements for this project. Fire Department: Approved as submitted. County Plannin : No comment. CATA: The site is located on CATA Bus Route #25 — the Highway 10 Express Route. Parks and Recreation: No comment received. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Use for this property. The applicant has applied for a rezoning to revise an existing PCD to add drive-thru service for breakfast hours only to the existing restaurant on this site. Planned Developments are required in the Mixed Use category. Each Planned Zoning District is to be reviewed on its own merits with consideration of the Land Use Plan for the site and surrounding areas. This area is not covered by a Neighborhood Plan. Master Street Plan: Cantrell Road is a Principal Arterial. The primary function of a Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within urbanized areas. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. Stones Road is a Local Street. The primary function of a Local Street is to provide access to adjacent properties. Local Streets which are abutted by non- residential zoning/use or more intensive zoning than duplexes are considered as "Commercial Streets". These streets have a design standard the same as a Collector. These streets may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan- A Class II bike route is shown along Cantrell Road. A Class II bikeway is located on the street as either a five foot (6) shoulder or six foot (6') marked bike lane. Additional paving and right of way may be required. Landscape: Any dead, diseased or missing landscaping must be replaced and/or installed. Revised plat/plan: Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, July 28, 2010. Item # 8.