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HomeMy WebLinkAboutZ-8259 Staff AnalysisFILE NO.: Z-8259 NAME: Sonic Drive-in Baseline Road Short -form PCD LOCATION: Located at 4501 Baseline Road DEVELOPER: Sonic Restaurants Inc. 300 Johnny Bench Drive Okalahoma City, OK 73104 ENGINEER_ National Restaurant Designers Architects and Engineers 2805 Meridian Parkway Durham, NC 27713 AREA:.52 acres RRENT ZONING ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family FT. NEW STREET: 0 LF Single-family Residential — Non -conforming drive-in restaurant PCD Drive-in Restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUEST: The applicant is seeking a rezoning of this non -conforming site to Planned Commercial Development to allow an existing patio area to be covered by an arched canopy. There are no other modifications proposed to the site with the application request. B. EXISTING CONDITIONS: The site contains a drive-in restaurant constructed prior to the City of Little Rock annexing the area. Across Reck Road is a convenience store with gas pumps. To the southeast are buildings currently being demolished and to the west of the FILE NO.: Z-8259 (Cont.) site is a wooded area. North of the site is a mixture of uses including commercial, office and residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Upper Baseline Neighborhood Association called in support of the request. All owners of property located within 200 feet of the proposed site, the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress and all owners of property, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. The driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the site is further expanded or redeveloped in the future only one (1) driveway will be allowed to access Baseline Road. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements that are not being modified that are located in the right- of-way. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Ener v: Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #15 — the 65th Street Route. 2 FILE NO.: Z-8259 (Cont.) F. ISSUES/TECHNICAL/DESIGN- Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing Sonic Drive-in to undergo renovations. The request does not require a change to the Land Use Plan, Master Street Plan: Baseline Road is shown as a Principal Arterial with reduced standards on the Master Street Plan and Reck Road is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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 since this is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The Economic Development goal states: "Retain existing businesses, and when necessary, find new businesses to replace those that close." Landscape: No comment on the placement of the canopy over the food court. Any future redevelopment of the site may require the addition of landscaping. G. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was not present. Staff presented an overview of the proposed development stating the request was to allow an existing patio area to be covered. Staff noted the site was presently zoned R-2, Single-family and was a legal non -conforming use for a drive-in restaurant. Staff stated there were no outstanding issues associated with the request. There was no further discussion of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no remaining technical issues associated with the request in need of addressing raised at the September 6, 2007, Subdivision Committee meeting. The applicant is seeking a rezoning of this non -conforming site to Planned Commercial Development to recognize an existing drive-in restaurant and to allow the existing patio area to be covered by an arched canopy. The canopy is 3 FILE NO.: Z-8259 (Cont. proposed with a maximum height of 35-feet; consistent with heights typically allowed in commercially zoned property. Staff is supportive of the request. As indicated, the restaurant is an existing business and was constructed prior to the City annexing the area. Staff does not feel the placement of the canopy over the outdoor dining area will significantly impact the development or the area. There are no other modifications proposed to the site with the application request. To staffs knowledge there are no remaining outstanding technical issues associated with the request. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow the existing patio area to be covered with a canopy subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends of approval of the request to allow the existing dining area to be covered with a canopy subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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 9 ayes, 0 noes, 1 absent and 1 open position. .19 September 27, 2007 ITEM NO.: 13 NAME: Sonic Drive-in Baseline Road Short -form PCD LOCATION: Located at 4501 Baseline Road DEVELOPER: Sonic Restaurants Inc. 300 Johnny Bench Drive Okalahoma City, OK 73104 ENGINEER: National Restaurant Designers Architects and Engineers 2805 Meridian Parkway Durham, NC 27713 AREA:.52 acres CURRENT ZONING ALLOWED USES PROPOSED ZONING: NUMBER OF LOTS: 1 R-2, Single-family FILE NO.: Z-8259 FT. NEW STREET: 0 LF Single-family Residential — Non -conforming drive-in restaurant PCD PROPOSED USE: Drive-in Restaurant VARIANCES/WAIVERS REQUESTED: None requested. A. PROPOSAL/REQUES The applicant is seeking a rezoning of this non -conforming site to Planned Commercial Development to allow an existing patio area to be covered by an arched canopy. There are no other modifications proposed to the site with the application request. September 27, 2007 SUBDIVISION ITEM NO.: 13 (Cont. B. EXISTING CONDITIONS - FILE NO.: Z-8259 The site contains a drive-in restaurant constructed prior to the City of Little Rock annexing the area. Across Reck Road is a convenience store with gas pumps. To the southeast are buildings currently being demolished and to the west of the site is a wooded area. North of the site is a mixture of uses including commercial, office and residential uses. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received several informational phone calls from area residents. The Upper Baseline Neighborhood Association called in support of the request. All owners of property located within 200 feet of the proposed site, the Upper Baseline Neighborhood Association, Southwest Little Rock United for Progress and all owners of property, who could be identified, located within 300-feet of the site were notified of the Public Hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. The driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the site is further expanded or redeveloped in the future only one (1) driveway will be allowed to access Baseline Road. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements that are not being modified that are located in the right- of-way. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this property. Enter- : No comment received. Center -Point Ener : Approved as submitted. AT & T: No comment received. Central Arkansas Water: No objection. 2 September 27, 2007 SUBDIVISION ITEM NO.: 13 (Cont. F G FILE NO.: Z-8259 Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is located on CATA Bus Route #15 — the 65th Street Route. ISSUES/TECHNICAL/DESIGN: Planninng Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing Sonic Drive-in to undergo renovations. The request does not require a change to the Land Use Plan. Master Street Plan: Baseline Road is shown as a Principal Arterial with reduced standards on the Master Street Plan and Reck Road is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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 since this is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The Economic Development goal states: "Retain existing businesses, and when necessary, find new businesses to replace those that close." Landscape: No comment on the placement of the canopy over the food court. Any future redevelopment of the site may require the addition of landscaping. SUBDIVISION COMMITTEE COMMENT: (September 6, 2007) The applicant was not present. Staff presented an overview of the proposed development stating the request was to allow an existing patio area to be covered. Staff noted the site was presently zoned R-2, Single-family and was a legal non -conforming use for a drive-in restaurant. Staff stated there were no outstanding issues associated with the request. There was no further discussion 3 September 27, 2007 SUBDIVISION ITEM NO.: 13 (Cont. FILE NO.: Z-8259 of the item. The Committee then forwarded the item to the full Commission for final action. H. ANALYSIS: There were no remaining technical issues associated with the request in need of addressing raised at the September 6, 2007, Subdivision Committee meeting. The applicant is seeking a rezoning of this non -conforming site to Planned Commercial Development to recognize an existing drive-in restaurant and to allow the existing patio area to be covered by an arched canopy. The canopy is proposed with a maximum height of 35-feet; consistent with heights typically allowed in commercially zoned property. Staff is supportive of the request. As indicated, the restaurant is an existing business and was constructed prior to the City annexing the area. Staff does not feel the placement of the canopy over the outdoor dining area will significantly impact the development or the area. There are no other modifications proposed to the site with the application request. To staffs knowledge there are no remaining outstanding technical issues associated with the request. I. STAFF RECOMMENDATIONS: Staff recommends approval of the request to allow the existing patio area to be covered with a canopy subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. PLANNING COMMISSION ACTION: (SEPTEMBER 27, 2007) The applicant was present. There were no registered objectors present. Staff presented the item with a recommends of approval of the request to allow the existing dining area to be covered with a canopy subject to compliance with the comments and conditions as outlined in paragraphs D, E and F of the agenda staff report. 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 9 ayes, 0 noes, 1 absent and 1 open position. 12 ITEM NO.: 13. NAME: Sonic Drive-in Baseline Road Short -form PCD LOCATION: located at 4501 Baseline Road Planning Staff Comments: Z-8259 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 September 12, 2007. The Office of Planning and Development must receive the proof of notice no later than September 21, 2007. 2. Provide the maximum height of the proposed canopy. Variance/Waivers: None requested. Public Works Conditions: 1. Baseline Road is classified on the Master Street Plan as a principal arterial with special design standards. Dedication of right-of-way to 45 feet from centerline will be required. 2. The driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. If the site is further expanded or redeveloped in the future only one (1) driveway will be allowed to access Baseline Road. 3. Obtain a franchise agreement from Public Works (Bennie Nicolo, 371-4818) for the improvements that are not being modified that are located in the right-of-way. 4. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this property. Entergy: No comment received. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No objection. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. Item # 13. County Planning: No comment. CATA: The site is located on CATA Bus Route #15 — the 65th Street Route Planning Division: This request is located in the Geyer Springs East Planning District. The Land Use Plan shows Commercial for this property. The applicant has applied for a rezoning from R-2 Single Family to Planned Commercial Development to allow the existing Sonic Drive-in to undergo renovations. The request does not require a change to the Land Use Plan. Master Street Plan: Baseline Road is shown as a Principal Arterial with reduced standards on the Master Street Plan and Reck Road is shown as a Collector. These streets may require dedication of right-of-way and may require street improvements. 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 since this is a Principal Arterial. The primary function of a Collector Street is to provide a connection from Local Streets to Arterials. Bicycle Plan: Existing or proposed Class I, II, or III Bikeways are not in the immediate vicinity of the development. City Recognized Neighborhood Action Plan: The applicant's property lies in the area covered by the Upper Baseline Neighborhood Action Plan. The Economic Development goal states: "Retain existing businesses, and when necessary, find new businesses to replace those that close." Landscape: No comment on the placement of the canopy over the food court. Any future redevelopment of the site may require the addition of landscaping to the site. 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, September 12, 2007. Item # 13.