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HomeMy WebLinkAboutZ-8007 Staff Analysis.: Z-8007 NAME: Dr. Hampton Short -form POD LOCATION: Located at 1109- 1111 Welch Street DEVELOPER: Dr. R. J. Hampton 1111 Welch Street Little Rock, AR 72201 ENGINEER: Donald Brooks Land Surveyor 20820 Arch Street Pike Hensley, AR 72066 AREA: 0.18 acres CURRENT ZONING: ALLOWED USES PROPOSED ZONING: PROPOSED USE NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two family district Two family residential WE Hospitality House VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The property located at 1109 and 1111 Welch Street is proposed for rezoning from R-4, Two-family District to POD to allow two existing lots to be used as a Hospitality House and associated parking area. The intent is to utilize the house for weddings, special and private events, family reunions, a special meeting location and when not used as one of these indicated uses, the house would be available as a bed and breakfast. The facility will be available for rental twenty-four hours per day either as a hospitality house or bed and breakfast and special meetings and other events would be scheduled on an as needed basis with hours varying depending on the circumstance. The general business hours of operation are from 8:00 am to 5:00 pm Monday through Friday. NO.: Z-8007 There are four (4) employees of the business including the owner -director, events coordination, secretary and groundskeeper. The owner of the site will maintain a business office on the site from which he will also operate his ministry and counseling service. The parking is proposed of asphalt surface materials and nine parking spaces are being proposed. There will be a trash dumpster located on the site adjacent to the rear of the structure. The applicant has indicated a screening fence will be placed around the dumpster. The site plan indicates the placement of landscaping along the perimeters of the site and a landscaped area located in the rear yard area. B. EXISTING CONDITIONS: The site is a residential structure currently being used as an office/hospitality house. The adjoining lot is currently vacant. The area has a number of vacant lots within the immediate area of the structure but further east of the site are single-family homes, which appear to be in good condition. There are non -conforming businesses located in the area with a sign company located one-half block south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site along with the Hanger Hill and McArthur Park Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Backing out into the right-of-way is prohibited. The width of the driveway must not exceed 36 feet. . E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. Center -Point Energy: No comment received. SBC: No comment received. 2 FILE NO.: Z-8007 [Cont. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If this becomes a commercial structure, contact Central Arkansas Water to change the rate classification on this account from domestic to commercial. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a POD for a hospitality hose and adjoining parking lot. The request does not require a change to the Land Use Plan. Master Street Plan: Welch Street is shown as a Local Street on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no bike routes within a quarter mile of this application. 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: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. Plan is unclear. 3. The proposed parking lot doesn't reflect the six foot nine inches (6'-9") minimum landscape strip along the northern and southern perimeters of the site. This is a requirement of both the landscape ordinance and the zoning ordinance. Seventy percent (70%) of this area is to remain undisturbed. 4. A three foot (3) wide landscape strip is required between the associated parking lot and the building. 5. A water source is required within seventy-five foot (75) of the landscaped areas. 6. Either a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and southern perimeters of the site adjoining the residential property. 3 FILE NO.: Z-8007 (Cont. 7. These calculations take into account the reduction allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff questioned the uses of the site stating the existing sign indicated a number of activities taking place on the site. Staff also questioned if there would be a dumpster located on the site and requested the applicant define hospitality house. Public Works comments were addressed. Staff stated backing out into the street right-of-way was prohibited. Staff requested the applicant redesign the parking to not back into the public right-of-way. Staff also stated sidewalks would be required per the Master Street Plan along the property frontage. Landscaping comments were addressed. Staff stated based on the plan submitted it was difficult to tell if the typical minimum landscaping requirements were being met. Staff stated a three foot wide landscape strip was required between the parking and the building. Staff also stated a water source was required within 75 -feet of all landscaped areas. Staff stated screening would be required along the perimeter property lines, which abutted residentially zoned or used property. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 technical issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has redesigned the proposed parking area to eliminate backing into the street, increased the landscaping along the northern perimeter of the site and building landscaping along the southern perimeter. There are also landscaped areas located within the front and rear yard areas of the site. Staff would recommend the parking be adjusted somewhat to give the appearance of a larger front yard area. The parking is proposed of asphalt surface materials and contains nine parking spaces. The drive is proposed from Welch Street and will be constructed with a minimum width to reduce the intrusiveness of a commercial parking lot within the neighborhood. 4 FILE NO.: Z-8007 (Cont. A trash dumpster has been located on the site adjacent to the rear of the structure. The applicant has indicated a screening fence will be placed around the dumpster. Staff has concerns with the proposed dumpster and location. The dumpster has been located near the residential portion of the neighborhood which staff feels should be protected. The facility will be available for rental twenty-four hours per day either as a hospitality house or bed and breakfast and special meetings and other events will be scheduled on an as needed basis with hours varying depending on the circumstance. The general business hours of operation are from 8:00 am to 5:00 pm Monday through Friday. Staff has concerns with this intensity of a use. Staff feels the potential use of the site as a 24-hour operation could potentially impact the adjoining properties. Staff is not supportive of the application as filed. Although, there are a number of vacant lots located along Welch and Barber Streets, College Street in this area is somewhat stable with the homes being maintained. A Model Block Program was also implemented along College Street to enhance the area. Staff feels the residential units in this area should be maintained and protected and the allowance of the proposed use could potentially impact these adjoining properties. Staff feels the site may be suitable for some of the proposed uses on a limited bases. Staff does not feel the use of the site on a 24-hour basis is an acceptable use of the property. I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION- (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating they were requesting the item be deferred to the May 11, 2006, public hearing to allow staff additional time to consider the application request. Staff stated the applicant was agreeable to the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff has met with the applicant since the previous public hearing and is now supportive of the applicant's request with limited conditions placed on the approval. The applicant 61 FILE NO.: Z-8007 (Cont) has more clearly defined the proposed uses, defined the hours of operation and limited the approval to the current ownership. The proposed uses of the site are a bed and breakfast and a hospitality house or events center. The bed and breakfast will allow check-in from 3:00 pm until 7:00 pm daily. Reservations may be made at the site from 8:00 am to 5:00 pm daily. The applicant has offered a condition that the approval will be limited to the current ownership of Dr. Hampton and will not be a transferable use to subsequent owners. The hospitality house or events center will be offered for rental on a daily basis from 8:00 am to 12:00 am. The center will be used to host weddings, birthday parties or special events such as dinners parties. The applicant has indicated all activities will conclude on the site by 12:00 am with entertainment ending at 11:00 pm. Staff has concerns with the events ending at this hour especially Sunday through Thursday. Staff would recommend outdoor activities and entertainment with music end at dusk and all activities on the site end by 11:00 pm. Staff has concerns with the occupancy loads of the structure related for fire code and safety. Staff recommends the applicant contact the fire marshal to determine the number of occupants allowed within the structure related to the number of exits. To staff's knowledge there are no other outstanding issues associates with the request. Staff feels with the indicated conditions the use of the site as a bed and breakfast and hospitality house or events center will have minimal impact on the adjoining properties. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report and the conditions as indicated above in the staff update. PLANNING COMMISSION ACTION: (MAY 11, 2006) 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 also presented a recommendation that the approval be limited to the current ownership of Dr. Hampton and is not a transferable use to subsequent owners. Staff presented a recommendation all outdoor activities and entertainment with music end at dusk and all activities on the site end by 11:00 pm. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. D May 11, 2006 ITEM NO.: L FILE NO.: Z-8007 NAME: Dr. Hampton Short -form POD LOCATION: Located at 1109- 1111 Welch Street DEVELOPER: Dr. R. J. Hampton 1111 Welch Street Little Rock, AR 72201 ENGINEER: Donald Brooks Land Surveyor 20820 Arch Street Pike Hensley, AR 72066 AREA: 0.18 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 zoning lot FT. NEW STREET: 0 LF R-4, Two family district Two family residential .WRQ Hospitality House VARIANCESM/AIVERS REQUESTED: None requested. A. PROPOSAUREQUEST: The property located at 1109 and 1111 Welch Street is proposed for rezoning from R-4, Two-family District to POD to allow two existing lots to be used as a Hospitality House and associated parking area. The intent is to utilize the house for weddings, special and private events, family reunions, a special meeting location and when not used as one of these indicated uses, the house would be available as a bed and breakfast. The facility will be available for rental twenty-four hours per day either as a hospitality house or bed and breakfast and special meetings and other events would be scheduled on an as needed basis with hours varying depending on the circumstance. The general business hours of operation are from 8:00 am to 5:00 pm Monday through Friday. May 11, 2006 SUBDIVISION ITEM NO.: L FILE NO.: Z-8007 There are four (4) employees of the business including the owner -director, events coordination, secretary and groundskeeper. The owner of the site will maintain a business office on the site from which he will also operate his ministry and counseling service. The parking is proposed of asphalt surface materials and nine parking spaces are being proposed. There will be a trash dumpster located on the site adjacent to the rear of the structure. The applicant has indicated a screening fence will be placed around the dumpster. The site plan indicates the placement of landscaping along the perimeters of the site and a landscaped area located in the rear yard area. B. EXISTING CONDITIONS: The site is a residential structure currently being used as an office/hospitality house. The adjoining lot is currently vacant. The area has a number of vacant lots within the immediate area of the structure but further east of the site are single-family homes, which appear to be in good condition. There are non -conforming businesses located in the area with a sign company located one-half block south of the site. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received one informational phone call from an area resident. All property owners located within 200 -feet of the site, all residents who could be identified located within 300 -feet of the site along with the Hanger Hill and McArthur Park Neighborhood Associations were notified of the public hearing. D. ENGINEERING COMMENTS: Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 3. Backing out into the right-of-way is prohibited. The width of the driveway must not exceed 36 feet. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available, not adversely affected. Entergy: No comment received. 2 May 11, 2006 SUBDIVISION ITEM NO.: L Cont. FILE NO.: Z-8007 Center -Point Energy: No comment received. SBC: No comment received. Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If this becomes a commercial structure, contact Central Arkansas Water to change the rate classification on this account from domestic to commercial. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. F. ISSUES/TECHNICAL/DESIGN: Planning Division: This request is located in the 1-30 Planning District. The Land Use Plan shows Low Density Residential for this property. The applicant has applied for a POD for a hospitality hose and adjoining parking lot. The request does not require a change to the Land Use Plan. Master Street Pian: Welch Street is shown as a Local Street on the Master Street Plan. It may require dedication of right-of-way and may require street improvements. Bicycle Plan: There are no bike routes within a quarter mile of this application. 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: 1. Site plan must comply with the City's minimal landscape and buffer minimal ordinance requirements. 2. Plan is unclear. 3. The proposed parking lot doesn't reflect the six foot nine inches (6-9) minimum landscape strip along the northern and southern perimeters of the site. This is a requirement of both the landscape ordinance and the zoning ordinance. Seventy percent (70%) of this area is to remain undisturbed. 3 May 11, 2006 SUBDIVISION ITEM NO.: L (Cont. FILE NO.: Z-8007 4. A three foot (3) wide landscape strip is required between the associated parking lot and the building. 5. A water source is required within seventy-five foot (75) of the landscaped areas. 6. Either a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and southern perimeters of the site adjoining the residential property. 7. These calculations take into account the reduction allowed within the designated mature area. G. SUBDIVISION COMMITTEE COMMENT: (March 8, 2006) The applicant was present representing the request. Staff presented an overview of the proposed development indicating there were a few outstanding issues associated with the request. Staff questioned the uses of the site stating the existing sign indicated a number of activities taking place on the site. Staff also questioned if there would be a dumpster located on the site and requested the applicant define hospitality house. Public Works comments were addressed. Staff stated backing out into the street right-of-way was prohibited. Staff requested the applicant redesign the parking to not back into the public right-of-way. Staff also stated sidewalks would be required per the Master Street Plan along the property frontage. Landscaping comments were addressed. Staff stated based on the plan submitted it was difficult to tell if the typical minimum landscaping requirements were being met. Staff stated a three foot wide landscape strip was required between the parking and the building. Staff also stated a water source was required within 75 -feet of all landscaped areas. Staff stated screening would be required along the perimeter property lines, which abutted residentially zoned or used property. Staff noted comments from the other reporting departments and agencies suggesting the applicant contact them individually for additional clarification. 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 technical issues raised at the March 8, 2006, Subdivision Committee meeting. The applicant has redesigned the proposed parking area to eliminate backing into the street, increased the landscaping along the northern perimeter of the site 51 May 11, 2006 SUBDIVISION ITEM NO.: L (Cont. FILE NO.: Z-8007 and building landscaping along the southern perimeter. There are also landscaped areas located within the front and rear yard areas of the site. Staff would recommend the parking be adjusted somewhat to give the appearance of a larger front yard area. The parking is proposed of asphalt surface materials and contains nine parking spaces. The drive is proposed from Welch Street and will be constructed with a minimum width to reduce the intrusiveness of a commercial parking lot within the neighborhood. A trash dumpster has been located on the site adjacent to the rear of the structure. The applicant has indicated a screening fence will be placed around the dumpster. Staff has concerns with the proposed dumpster and location. The dumpster has been located near the residential portion of the neighborhood which staff feels should be protected. The facility will be available for rental twenty-four hours per day either as a hospitality house or bed and breakfast and special meetings and other events will be scheduled on an as needed basis with hours varying depending on the circumstance. The general business hours of operation are from 8:00 am to 5:00 pm Monday through Friday. Staff has concerns with this intensity of a use. Staff feels the potential use of the site as a 24-hour operation could potentially impact the adjoining properties. Staff is not supportive of the application as filed. Although, there are a number of vacant lots located along Welch and Barber Streets, College Street in this area is somewhat stable with the homes being maintained. A Model Block Program was also implemented along College Street to enhance the area. Staff feels the residential units in this area should be maintained and protected and the allowance of the proposed use could potentially impact these adjoining properties. Staff feels the site may be suitable for some of the proposed uses on a limited bases. Staff does not feel the use of the site on a 24-hour basis is an acceptable use of the property. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (MARCH 30, 2006) The applicant was present representing the request. There were no registered objectors present. Staff presented the item indicating they were requesting the item be deferred to the May 11, 2006, public hearing to allow staff additional time to consider I.1 May 11, 2006 SUBDIVISION ITEM NO.: L Cont. FILE NO.: Z-8007 the application request. Staff stated the applicant was agreeable to the deferral request. There was no further discussion of the item. The chair entertained a motion for placement of the item on the Consent Agenda for Deferral. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. STAFF UPDATE: Staff has met with the applicant since the previous public hearing and is now supportive of the applicants request with limited conditions placed on the approval. The applicant has more clearly defined the proposed uses, defined the hours of operation and limited the approval to the current ownership. The proposed uses of the site are a bed and breakfast and a hospitality house or events center. The bed and breakfast will allow check-in from 3:00 pm until 7:00 pm daily. Reservations may be made at the site from 8:00 am to 5:00 pm daily. The applicant has offered a condition that the approval will be limited to the current ownership of Dr. Hampton and will not be a transferable use to subsequent owners. The hospitality house or events center will be offered for rental on a daily basis from 8:00 am to 12:00 am. The center will be used to host weddings, birthday parties or special events such as dinners parties. The applicant has indicated all activities will conclude on the site by 12:00 am with entertainment ending at 11:00 pm. Staff has concerns with the events ending at this hour especially Sunday through Thursday. Staff would recommend outdoor activities and entertainment with music end at dusk and all activities on the site end by 11:00 pm. Staff has concerns with the occupancy loads of the structure related for fire code and safety. Staff recommends the applicant contact the fire marshal to determine the number of occupants allowed within the structure related to the number of exits. To staffs knowledge there are no other outstanding issues associates with the request. Staff feels with the indicated conditions the use of the site as a bed and breakfast and hospitality house or events center will have minimal impact on the adjoining properties. Staff recommends approval of the request subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the above agenda staff report and the conditions as indicated above in the staff update. 0 May 11, 2006 SUBDIVISION ITEM NO.: L (Cont.) FILE NO.: Z-8007 PLANNING COMMISSION ACTION: (MAY 11, 2006) 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 also presented a recommendation that the approval be limited to the current ownership of Dr. Hampton and is not a transferable use to subsequent owners. Staff presented a recommendation all outdoor activities and entertainment with music end at dusk and all activities on the site end by 11:00 pm. There was no further discussion of the item. The chair entertained a motion for placement of the item on the consent agenda for approval. The motion carried by a vote of 10 ayes, 0 noes and 1 absent. VA NAME: Dr. Hampton Short -form POD LOCATION: located at 1109- 1111 Welch Street Planning 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. The notice must be mailed no later than March 15, 2006. The Office of Planning and Development must receive the proof of notice no later than March 24, 2006. 2. Provide details of activities taking place at the site. Define a "Hospitality House". 3. Provide a dimension site plan for the proposed parking area. 4. Will the proposed parking be constructed of a hard surface parking material? Indicate the proposed construction material on the proposed site plan. 5. Provide the days and hours of operation for the proposed hospitality house. 6. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster along with a note concerning the required screening. 7. Is there any signage being proposed as a part of the development? If so provide the location of any proposed signage along with a note concerning the total height and total sign area. 8. Is there any fencing being proposed as a part of the development? If so indicate the location of the proposed fencing and provide a note concerning the height of the proposed fencing and the proposed construction material. 9. Indicate areas to be designated as landscaping. 10. Provide details of all activities taking place at this site. The sign indicates a number of businesses/uses/activities. Variance/Waivers: None requested. UNe Public Works Conditions: 1. Sidewalks with appropriate handicap ramps are required in accordance with Section 31-175 of the Little Rock Code and the Master Street Plan. 2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right- of-way prior to occupancy. 3. Backing out into the right-of-way is prohibited. The width of the driveway must not exceed 36 feet. .V \4' V, `V' Utilities and Fire Department/County Planning: J Wastewater: Sewer available, not adversely affected. Item # 23. Entergy: Center -Point Energy: SBC: Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional water meter(s) are required. If this becomes a commercial structure, contact Central Arkansas Water to change the rate classification on this account from domestic to commercial. Contact Central Arkansas Water at 377-1225 for additional information. Fire Department: Approved as submitted. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Planning Division: Landscape: Revised lat/plan: Submit four (4) copies of a revised preliminary plat (to include the additional information as noted above) to staff on Wednesday, March 15, 2006. Item # 23. Additional Landscaping Comments: 23. Dr. Hampton Z-8007) Site plan must comply with the cities minimal landscape and buffer minimal ordinance requirements. Plan is unclear. The proposed parking lot doesn't reflect the six foot nine inches (6'-9") minimum landscape strip along the northern and southern perimeters of the site. This is a requirement of both the landscape ordinance and the zoning ordinance. Seventy percent (70%) of this area is to remain undisturbed. A three foot (3) wide landscape strip is required between the associated parking lot and the building. A water source is required within seventy-five foot (75) of the landscaped areas. Either a six (6) foot high opaque screen, either a wooden fence with its face side directed outward, a wall, or dense evergreen plantings, is required along the northern and southern perimeters of the site adjoining the residential property. These calculations take into account the reduction allowed within the designated mature area.