HomeMy WebLinkAboutZ-8167 Staff AnalysisJuly 5, 2007
ITEM NO.: L
NAME: Meyer Short -form PCD
FILE NO.: Z-8167
LOCATION: Located at West Markham Street and Kavanaugh Boulevard
DEVELOPER:
Jerry Meyer
3001 West Markham Street
Little Rock, AR 72205
SURVEYOR
Donald Brooks Surveying
20820 Arch Street Pike
Hensley, AR 72065
AREA: 0.5± acres LOTS: 1 zoning lot FT. NEW STREET: 0 LF
CURRENT ZONING: C-3 and R-5
ALLOWED USES: General Commercial Uses and Multi -family 36-units per acre
PROPOSED ZONING: PCD
PROPOSED USE: C-3, General Commercial District uses
VARIANCES/WAIVERS REQUESTED: None requested.
A. PROPOSAL/REQUEST:
The applicant is seeking a rezoning from C-3 and R-5 to PCD to allow C-3 uses
as allowable uses for the site. The site contains an existing two story building
with approximately 4,600 square feet of space. A parking lot located to the west
of the building contains 10 parking spaces. No physical changes are proposed.
B. EXISTING CONDITIONS:
The building is a two story building with an entrance from Kavanaugh Boulevard
to the second level and West Markham Street to the first level. This site is the
former Little Rock Paint and Wallpaper Store. There are commercial uses
July 5, 2007
SUBDIVISION
ITEM NO.: L (Cont.
FILE NO.: Z-8167
located on the lower level. An existing paved parking lot is located along the
western perimeter of the site, accessed from West Markham Street.
The building is located in the Capitol View Stifft Station area which contains a
number of commercial uses including two restaurants. Other uses in the area
include a gas station located to the southeast. To the north and northwest of the
site are single-family and multi -family residential uses.
C. NEIGHBORHOOD COMMENTS:
As of this writing, staff has received several informational phone calls from area
residents. The Capitol View/Stifft Station, the Hillcrest Residents Neighborhood
Associations, all owners of property located within 200 feet of the site and all
residents, who could be identified, located within 300 feet of the proposed
development were notified of the public hearing.
D. ENGINEERING COMMENTS:
PUBLIC WORKS CONDITIONS:
1. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for
the improvements located in the right-of-way.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the
public right-of-way prior to occupancy.
E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING:
Entergy: Approved as submitted.
Center -Point Energy: Center Point Energy has an existing gas main in the
easement between Kavanaugh and Midland. A 10-foot easement is required
along the gas main at the mid point. Contact Billy Hale at 377-4539 for additional
information.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or
additional water meter(s) are required.
Fire Department: Fire hydrants may be required. Contact the Little Rock Fire
Department for additional information.
County Planning: No comment.
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July 5, 2007
SUBDIVISION
ITEM NO.: L (Cont.
FILE NO.: Z-8167
CATA: The site is located near CATA Bus Routes - #1 the Pulaski Heights
Route and #8 the Rodney Parham Route.
F. ISSUES/TECHNICAL/DESIGN:
Planning Division: This request is located in the Heights Hillcrest Planning
District. The Land Use Plan shows Commercial for this property. The applicant
has applied for a rezoning from R-5 and C-3 to Planned Commercial
Development to allow the site to utilize C-3 uses for the entire site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master
Street Plan and West Markham Street is shown as a Minor Arterial. These
streets may require dedication of right-of-way and may require street
improvements. 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. Entrances and exits should be limited to minimize negative
effects of traffic and pedestrians on West Markham Street since it is a Minor
Arterial. The primary function of a Collector Street is to provide a connection
from Local Streets to Arterials.
Bicycle Plan: A Class III bike route is shown on Kavanaugh Boulevard. A Class
III bikeway is a signed route on a street shared with traffic. No additional paving
or right-of-way is required. Class III bicycle route signage may be required.
City Recognized Neighborhood Action Plan: The applicant's property lies in the
area covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land
Use Goal states, "More mixed -use opportunities should be provided within the
commercial areas, including parts of Kavanaugh, Markham Street, and Stifft
Station. Mixed -use means more opportunities for residential over commercial in
existing commercial areas."
Landscape: No comment.
G. SUBDIVISION COMMITTEE COMMENT: (February 8, 2007)
The applicant was not present. Staff stated there were no remaining outstanding
technical issues associated with the request. Staff stated the request included a
rezoning of the site to PCD to allow C-3, General Commercial District uses as
allowable uses for the site. There was no further discussion of the item. The
Committee then forwarded the item to the full Commission for final action.
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July 5, 2007
SUBDIVISION
ITEM NO.: L (Cont.
H_ ANALYSIS:
FILE NO.: Z-8167
There were no remaining technical issues associated with the request in need of
addressing raised at the February 8, 2007, Subdivision Committee meeting. The
applicant is seeking a rezoning from C-3 and R-5 to PCD to allow C-3 uses as
allowable uses for the site. The site contains an existing building with
approximately 4,600 square feet of space. A parking lot located to the west of
the building contains 10 parking spaces. No physical changes are proposed to
the site.
Staff is supportive of allowing C-3 uses as allowable uses for the site. Although,
the building has an R-5 zoning classification, the building has historically been
used for commercial activities. Staff has some concerns with the availability of
parking. As a C-3, General Commercial District use, the building could be used
entirely as a restaurant use or a number of restaurants. Based on the total
square footage and the present zoning ordinance, a restaurant use would
typically require the placement of 46 parking spaces and for commercial
activities, 15 parking spaces would typically be required.
The Hillcrest Residents Association is presently developing a Design Overlay
District Ordinance for the area which addresses a number of uses including
parking. It is anticipated this ordinance will be presented to the Commission at
their public hearing on June 21, 2007. According to the draft ordinance, the
parking standard requirement within the district boundaries shall be 50 percent of
that required by Article VIII of the Zoning Ordinance or for a retail use one
parking space for every three hundred square feet of the gross floor area or a
restaurant use one space per every one hundred square feet of the gross floor
area. Per the Hillcrest Design Overlay District a maximum parking standard is
established and the maximum allowable parking shall be the minimum standard
established per Article VIII.
Based on the proposed Hillcrest Overlay a total of seven parking spaces would
be required for a retail use and 23 parking spaces would be required for a
restaurant use. Staff feels based on the typical minimum parking requirement,
the available parking on the site and the lack of street parking in the area, any
restaurant use should be limited to no more than 50 percent of the total building
area or 2,300 square feet.
Otherwise to staffs knowledge there are no outstanding issues associated with
the request. Staff feels the rezoning of the site to allow C-3 uses as allowable
uses for the site should have minimal impact on the site and the area.
STAFF RECOMMENDATIONS:
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.
M
July 5, 2007
SUBDIVISION
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FILE NO.: Z-8167
Staff recommends any restaurant use be limited to a maximum of 50 percent of
the total building area or 2,300 square feet.
PLANNING COMMISSION ACTION:
(MAY 24, 2007)
The applicant was present. There were registered objectors present. The Chairman
explained to the applicant that when fewer than eight (8) Commissioners were present
the Commission routinely allowed the applicant to seek a deferral to a later public
hearing date to allow for additional Commissioner to be present when deciding the
applicant's request. The Chair questioned the applicant as to if they desired a deferral.
The applicant stated they did desire a deferral. The Chair offered two dates for the
deferral request one June 7, 2007, the second July 5, 2007, and questioned the
applicant as to which date they desired their request to be heard. The applicant stated
the June 7, 2007, public hearing date was acceptable.
There was no further discussion of the item. The Chair entertained a motion for
placement of the item on the June 7, 2007, public hearing docket. The motion carried
by a vote of 6 ayes, 0 noes, 4 absent and 1 open position.
PLANNING COMMISSION ACTION:
(JUNE 7, 2007)
The applicant was present. There were registered objectors present. Staff presented
the item indicating the applicant had submitted a request dated June 5, 2007,
requesting a deferral of the item to the July 5, 2007, public hearing. Staff stated the
request would require a waiver of the Commission's By-laws with regard to the late
deferral request. Staff stated they were supportive of 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 9 ayes, 0 noes, 1 absent and 1 open position.
STAFF UPDATE:
There has been no change to this application request since the previous public hearing.
Staff continues to recommend approval of the request.
6i
July 5, 2007
SUBDIVISION
ITEM NO.: L (Cont.) FILE NO.: Z-8167
PLANNING COMMISSION ACTION: (JULY 5, 2007)
The applicant was not present. There were no registered objectors present. Staff
presented the item stating the applicant had submitted a request dated June 26, 2007,
requesting the item be withdrawn from consideration without prejudice. Staff stated
they were supportive of the withdrawal request.
There was no further discussion of the item. The chair entertained a motion for
placement of the item on the consent agenda for withdrawal. The motion carried by a
vote of 9 ayes, 0 noes, 1 absent and 1 vacant position.
[$I
ITEM NO.: 15,
NAME: Meyer Short -form PCD
LOCATION: located at West Markham and Kavanaugh
Planning Staff Comments:
Z-8167
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 February 14, 2007. The Office of
Planning and Development must receive the proof of notice no later than February
22, 2007.
2. The request is to rezone the site to allow C-3, General Commercial District uses as
allowable uses for the site.
Variance/Waivers: None requested.
Public Works Conditions:
1. Obtain a franchise agreement from Public Works (John Barr, 371-4646) for the
improvements located in the right-of-way.
2. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-
of-way prior to occupancy.
Utilities and Fire Department/County Planning:
Wastewater: Sewer available to this property.
Entergy: Approved as submitted.
Center -Point Energy: Center Point Energy has an existing gas main in the easement
between Kavanaugh and Midland. A 10-foot easement is required along the gas main
at the mid point. Contact Billy Hale at 377-4539 for additional information.
AT & T: No comment received.
Central Arkansas Water: Contact Central Arkansas Water if larger and/or additional
water meter(s) are required.
Fire Department: Fire hydrants may be required
Department for additional information.
County Planning: No comment.
Contact the Little Rock Fire
Item # 15
CATA: The site is located near CATA Bus Routes - #1 the Pulaski Heights Route and
#8 the Rodney Parham Route.
Planning Division: This request is located in the Heights Hillcrest Planning District. The
Land Use Plan shows Commercial for this property. The applicant has applied for a
rezoning from R-5 and C-3 to Planned Commercial Development to allow the site to
utilize C-3 uses for the entire site.
The request does not require a change to the Land Use Plan.
Master Street Plan: Kavanaugh Boulevard is shown as a Collector on the Master Street
Plan and West Markham Street is shown as a Minor Arterial. These streets may require
dedication of right-of-way and may require street improvements. 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. Entrances and exits should be
limited to minimize negative effects of traffic and pedestrians on West Markham Street
since it is a Minor Arterial. The primary function of a Collector Street is to provide a
connection from Local Streets to Arterials.
Bicycle Plan: A Class III bike route is shown on Kavanaugh Boulevard. A Class III
bikeway is a signed route on a street shared with traffic. No additional paving or right-
of-way is required. Class III bicycle route signage may be required.
City Recognized Neighborhood Action Plan: The applicant's property lies in the area
covered by the Hillcrest Neighborhood Action Plan. The Zoning and Land Use Goal
states, "More mixed -use opportunities should be provided within the commercial areas,
including parts of Kavanaugh, Markham Street, and Stifft Station. Mixed -use means
more opportunities for residential over commercial in existing commercial areas."
Landscape. No comment.
Revised plat/plan: Submit four (4) copies of a revised preliminary plat (to include the
additional information as noted above) to staff on Wednesday, February 14, 2007.
Item # 15