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HomeMy WebLinkAboutZ-7969-D Staff AnalysisJuly 2, 2015 ITEM NO.: B NAME: LaPalapa Revised Short -form PCD LOCATION: Located at 18321 Cantrell Road DEVELOPER, Desiderio Juzrez 18220 Cantrell Road Little Rock, AR 72223 SURVEYOR: Global Surveying Consultants, Inc. 6511 Heilman Court North Little Rock, AR 72118 AREA: 3.5 acres CURRENT ZONING ALLOWED USES OPOSED ZONING ALLOWED USES VARIANCEMAIVERS BACKGROUND: NUMBER OF LOTS: 1 PCD FILE NO.: Z -7969-D FT. NEW STREET: 0 LF Restaurant, Single-family and C-1 uses Revised PCD Restaurant, Single-family and C-1 uses None requested. 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. July 2, 2015 ITEM NO.: B (Cont.) FILE NO.: Z -7969-D 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 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. Ordinance No. 20,319 adopted by the Little Rock Board of Directors on September 21, 2010, allowed a revision to the PCD to allow the restaurant located at 6100 Stone Road to add a drive-through window to the building. The drive through service was only proposed from 6 am to 9 am Monday through Friday serving breakfast. Stacking was proposed within the parking lot. The stacking would not impact parking for the adjacent restaurant because the restaurant was not open during the early morning hours. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is now proposing to amend the previously approved PCD to allow the use of a storage building located along Cantrell Road to be remodeled for a retail use. The applicant has indicated the proposed use of the building will be a use as allowed within the C-1, Neighborhood Commercial zoning district. The use will utilize the parking located on the site shared by the two (2) restaurant uses. 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 a few informational phone calls from area residents. All owners of property located within 200 -feet of the site along with the Aberdeen Court Property Owners Association were notified of the public hearing. 2 July 2, 2015 ITEM NO.: B (Cont.) D. ENGINEERING COMMENTS: E. F PUBLIC WORKS CONDITIONS: No comment. ISSUES/TECHNICAL/DESIGN: FILE NO.: Z -7969-D Buildin Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey@littlerock.org or Mark Alderfer at 501.371.4875; malderfer@littlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) for the addition of a retail use in a building on this site. The site is within the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape: No comment. SUBDIVISION COMMITTEE COMMENT: (May 13, 2015) The applicant was not present. Staff presented an overview of the item. Staff stated there were no outstanding technical issues associated with the request in need of addressing via a revised site plan. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 3 July 2, 2015 ITEM NO.: B Cont.) FILE NO.: Z -7969-D G. ANALYSIS: There were no outstanding technical issues in need of addressing via a revised site plan. The applicant is requesting to amend the existing Planned Commercial Development (PCD) to allow the use of an existing building for a retail use. The building is located along Cantrell Road and is currently being used for storage of the restaurant supplies. The building contains approximately 350 square feet of floor area. The applicant has indicated the proposed use of the building will be a use as allowed within the C-1, Neighborhood Commercial zoning district. The commercial user will utilize the parking located on the site shared by the two (2) restaurant uses. The applicant has not proposed any additional ground signage for the commercial user. Building signage will be placed on the front of the building. Signage will be limited to a maximum sign area equaling a maximum of ten (10) percent of the facade area. To allow a commercial business within the existing structure the building should be brought into compliance to meet ADA. In addition, restrooms should be provided within the building. Staff is not supportive of the request. Staff feels any additional commercial activity on the site should be located elsewhere on the site and not expand the commercial activities next to Cantrell Road. Staff does not feel the use of this building for commercial activities is appropriate. H. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JUNE 4, 2015) The applicant was present. There were registered objectors present. The Chair informed the applicant that the Commission's policy was to offer a deferral of an item to a later hearing date when eight (8) or fewer Commissioners were present to allow more Commissioners to be present to hear a request. The Chair stated it took six (6) positive votes to move an item forward with a favorable recommendation from the Commission. She stated there were eight (8) Commissioners present. The Chair requested the applicant come forward and state if they desired a deferral of an item or if they wanted to move forward at this hearing date. The applicant stated he desired to defer the item to the Commissions July 2, 2015, public hearing. There was no further discussion of the item. The Chair entertained a motion for approval of deferring the item to the July 2, 2015, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. 12 July 2, 2015 ITEM NO.: B (Cant. PLANNING COMMISSION ACTION: FILE NO.: Z -7969-D (JULY 2, 2015) Mr. Desiderio Juzrez was present representing the request. There were no registered objectors present. Staff presented the item stating they were not in support of the request. Staff stated they felt the commercial uses should not be placed within this building which was located adjacent to Cantrell Road. Staff stated any new or additional commercial activities should be located within the rear of the property and not along the Cantrell Road frontage. Mr. Juzrez stated he desired to use the building for commercial activities. He stated the commercial activity would be limited due to the size of the building. He stated he would make the improvements to the structure necessary to comply with ADA and building codes. He stated he would like to use the building for a cell phone repair store but was requesting C-1, Neighborhood Commercial uses as allowable uses for the building. He stated there was ample parking on the site to accommodate the commercial use. Mr. Juzrez stated the existing parking lot was very seldom more than one-half full. He stated if parking became an issue there was more land to add additional parking. There was a general discussion by the Commission use. A motion was made to approve the request comments and conditions except that of denial. The 10 noes and 1 absent. 5 as to the appropriateness of the subject to compliance with staff's motion failed by a vote of 0 ayes, ITEM NO.: 11. Z -7969-D NAME: LaPalapa Revised Short -form PCD LOCATION: located at 18321 Cantrell Road Planning Staff Comments: 1. Provide notification of the property owners located within 200 -feet of the development including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than May 20, 2015. The Office of Planning and Development must receive the proof of notice no later than May 29, 2015. 2. According to the statements made at filing the building will be required to add a restroom and an ADA accessible ramp. In what locations will the building be expanded and where will be ramp be placed? 3. Provide details of the proposed use of the building. 4. Provide details of any proposed signage including ground and/or building signage. Provide the location for ground signage. Provide the total height and total sign area for building signage. 5. Provide the days and hours of operation for the new use. 6. Will there be any dumpster facilities located on the site? If so provide the location and not note concerning the required screening. Will the hours of dumpster service be limited? If so note the limited hours of dumpster service. 7. Provide details of any proposed fencing. Provide the location of any proposed fencing, provide the construction materials and the total height. Variance/Waivers: None requested. Public Works Conditions: No comment. Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyglittlerock.org or Mark Alderfer at 501.371.4875; malderferOAttlerock.org. Planning Division: This request is located in the Chenal Planning District. The Land Use Plan shows Mixed Use (MX) for this property. The Mixed Use (MX) category provides for a mixture of residential, office and commercial uses to occur. A Planned Zoning District is required if the use is entirely office or commercial or if the use is a mixture of the three. The applicant has applied for a rezoning from PCD (Planned Commercial District) to PCD (Planned Commercial District) for the addition of a retail use in a portable building on this site. The site is within the Highway 10 Design Overlay District. Master Street Plan: Cantrell Road is a Principal Arterial on the Master Street Plan. A Principal Arterial is to serve through traffic and to connect major traffic generators or activity centers within the urbanized area. Entrances and exits should be limited to minimize negative effects of traffic and pedestrians on Cantrell Road since it is a Principal Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. Bicycle Plan: There is a Class I Bike Path shown along Cantrell Road. A Bike Path is to be a paved path physically separate for the use of bicycles. Additional right-of-way or/and easement is recommended. Nine -foot paths are recommended to allow for pedestrian use as well (replacing the sidewalk). Landscape.- No comment. Revised plat/plam Submit four (4) copies of a revised preliminary plat/plan (to include the additional information as noted above) to staff on Wednesday, May 20, 2015.