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HomeMy WebLinkAboutZ-9284 Staff AnalysisITEM NO.: 12. Z-9284 NAME: Stix Bar and Grill Short -form PCD LOCATION: located at 3910 Asher Avenue Plannina Staff Comments: 1. Provide notification of the abutting property owners including the certified abstract list, notice form with affidavit executed and proof of mailing. The notice must be mailed no later than December 27, 2017. The Office of Planning and Development must receive the proof of notice no later than January 5, 2018. 2. Provide the total square footage of the building. 3. Provide a parking plan for the site. Include on the parking plan access and circulation. If additional parking is proposed and owned by someone other than this property owner provide a written agreement for the use of the parking located on the adjacent property. 4. Provide details of any proposed fences, location, construction material, total height. 5. Provide details of the proposed signage plan including ground signage and building signage. 6. Will there be a dumpster located on the site? If so provide the location of the proposed dumpster and a note indicting the screening. Staff recommends the hours of dumpster service be limited to 7 am to 6 pm Monday through Friday. 7. There is limited parking on the site. Parking is not adequate to serve the restaurant use. If the building contains 4,200 square feet of floor area then 42 parking spaces would typically be required to serve the use. 8. Provide the days and hours of operation for the businesses. 9. Provide details of the proposed activities taking place on the site. Will the site be available for rental for private parties and events? VarianceANaivers: None requested. Engineering Comments: Public Works Conditions: 1. Asher Avenue 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. The area being dedicated should not include the building footprint. 2. Pine Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. The area being dedicated should not include the building footprint. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Asher Avenue and Pine Street. Due to the building footprint being within this area, the radial dedication is not required. 4. Provide a proposed parking and circulation plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District ITEM NO.: 12. Z-9284 VI. 6. Remove all existing driveway aprons which are not proposed to be used in the parking plan. 7. The handicap access ramp should be reconstructed at the intersection of Asher Avenue and Pine Street. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of- way prior to occupancy. 9. Additional comments may apply following submittal of the parking and circulation plan. UtilitieslFire Department/Parks/Count Planning: Little Rock Water Reclamation Authority: Sewer available to this site. EAD Analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to the structures on this property with no apparent conflicts with existing facilities. There are a couple power poles with cable secondary feeding lights in the existing proposed parking area. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: 1. Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Fire Hvdrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony ITEM NO.: 12, Z-9284 Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning No comment. Building Codes/Landscape: Building Code: Property has many deficient building code violations that must be corrected/repaired before occupancy is acceptable. Review and approval is required by Building Codes Division before occupancy takes place. For information on previous permits and the items remaining a review must be done. Contact a commercial plans examiner, Curtis Richey at 501.371.4724 or cricheyCc),littlerock.org. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any new development shall adhere to the current landscape code. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. Transportation/Planning: Rock Region Metro: The site is located on Rock Region Metro Route #14, the Rosedale Route. Planninq Division: This request is located in 1630 Planning District. The Land Use Plan shows Commercial (C) for this property The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services, and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C3 (General commercial district) to PCD (Planned Commercial Development) to allow attached bar and grill with insufficient on -site parking. Master Street Plan: The North side of the property is Asher Avenue and it is shown as a Minor Arterial on the Master Street Plan Streets. 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 Asher Avenue since it is a Minor Arterial. This street may require dedication of right-of-way and may require street improvements for entrances and exits to the site. 3 ITEM NO.: 12, Z-9284 Bicvcle Plan: A Class II Bike Lane is shown along Asher Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. 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, December 27 2017. June 28, 2018 ITEM NO.: 8 FILE NO.: Z-9284 NAME: Stix Bar and Grill Short -form PCD LOCATION: Located at 3910 Asher Avenue DEVELOPER Stix Bar and Grill Cedric Love 2221 Marr Street North Little Rock, AR 72114 OWNER/AUTHORIZED AGENT: Glynda Gibson — Owner Cedrick Love and Tomerra Cooney — Agent SURVEYOR/ENGINEER: South Point Surveying 1082 Grant 708 Sheridan, AR 72150 AREA: 0.44-acres WARD: 1 CURRENT ZONING NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF PLANNING DISTRICT: 9 —1-630 CENSUS TRACT: 12 C-3, General Commercial District ALLOWED USE: PROPOSED ZONING: PROPOSED USE: VARIANCE/WAIVERS: General Retail PCD Private club and Events center None requested. June 28, 2018 SUBDIVISION ITEM NO.: B Cont.) FILE NO.: Z-9284 A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing a rezoning of the site from C-3, General Commercial District, to PCD, Planned Commercial Development District, to allow the use of the property as a private club and events center. The applicant proposes live music, bands and groups as well as comedy and karaoke. There will also be pool tables located on site. The hours of operation are from 11 am to midnight Monday through Thursday and from 11 am to 2 am Friday and Saturday. The building contains 4,200 square feet of floor area. The site plan submitted indicates 31 parking spaces. B. EXISTING CONDITIONS: The property contains a commercial building which has been tagged as condemned by the fire marshal. There is a paved drive from this site to Cedar Street which is located on property owned by the Allen Temple African Methodist Church. Other uses in the area include single-family homes north of the site, primarily single-family north of West 27th Street, and commercial/industrial uses along Asher Avenue. C. NEIGHBORHOOD COMMENTS: All property owners located within 200-feet of the site along with the Love Neighborhood Association, the Midway Neighborhood Association and the Goodwill Neighborhood Association were notified of the public hearing. The notice to Mid -way Neighborhood Association was returned marked unable to forward. D. ENGINEERING COMMENT PUBLIC WORKS CONDITIONS: 1. Asher Avenue 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. The area being dedicated should not include the building footprint. 2. Pine Street is classified on the Master Street Plan as a collector street. A dedication of right-of-way 30-feet from centerline will be required. The area being dedicated should not include the building footprint. 3. A 20-foot radial dedication of right-of-way is required at the intersection of Asher Avenue and Pine Street. Due to the building footprint being within this area, the radial dedication is not required. 2 June 28, 2018 SUBDIVISION ITEM NO.: B FILE NO.: Z-9284 4. Provide a proposed parking and circulation plan. 5. Obtain permits for improvements within State Highway right-of-way from AHTD, District VI. 6. Remove all existing driveway aprons which are not proposed to be used in the parking plan. 7. The handicap access ramp should be reconstructed at the intersection of Asher Avenue and Pine Street. 8. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 9. Additional comments may apply following submittal of the parking and circulation plan. E. Utilities/Fire Department/Parks/County Planning: Little Rock Water Reclamation Authority: Sewer available to this site. EAD Analysis required. Contact Little Rock Water Reclamation Authority for additional information. Entergy: Entergy does not object to this proposal. Service is already being provided to the structures on this property with no apparent conflicts with existing facilities. There are a couple power poles with cable secondary feeding lights in the existing proposed parking area. Contact Entergy in advance to discuss any changes to electrical service requirements, or adjustments to existing facilities (if any) as this proposal proceeds. Centerpoint Energy: No comment received. AT & T: No comment received. Central Arkansas Water: No comment received. Fire Department: Fire Hydrants. Maintain fire apparatus access roads at fire hydrant locations as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.1 Access road width with a hydrant. Where a fire hydrant is located on a fire apparatus access road, the minimum road width shall be 26 feet, exclusive of shoulders. 2. Grade. Maintain fire apparatus access roads as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D103.2 Grade. Fire apparatus 3 June 28, 2018 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: Z-9284 access roads shall not exceed 10 percent in grade except as approved by the fire chief. 3. Loading. Maintain fire apparatus access road design as per Appendix D of the 2012 Arkansas Fire Prevention Code Vol. 1 Section D102.1 Access and loading. Facilities, buildings or portions of buildings hereafter constructed shall be accessible to fire department apparatus by way of an approved fire apparatus access road with an asphalt, concrete or other approved driving surface capable of supporting the imposed load of fire apparatus weighing at least 75,000 pounds. 4. Fire Hydrants. Locate Fire Hydrants as per Appendix C of the 2012 Arkansas Fire Prevention Code. Section C101 — C105, in conjunction with Central Arkansas Water (Jason Lowder 501.377.1245) and the Little Rock Fire Marshal's Office (Capt. Tony Rhodes 501.918.3757 or Capt. John Hogue 501.918.3754). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planning: No comment. F. Building Codes/Landscape: Building Code: Property has many deficient building code violations that must be corrected/repaired before occupancy is acceptable. Review and approval is required by Building Codes Division before occupancy takes place. For information on previous permits and the items remaining a review must be done. Contact a commercial plans examiner, Curtis Richey at 501.371.4724 or cricheyr,cNittlerock.org. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Any new development shall adhere to the current landscape code. 3. The City Beautiful Commission recommends preserving as many existing trees as feasible on this site. Credit toward fulfilling Landscape Ordinance requirements can be given when preserving trees of six (6) inch caliper or larger. rd June 28, 2018 SUBDIVISION ITEM NO.: B(Cont.)FILE NO.: Z-9284 G. Transportation/Planning: Rock Region Metro: The site is located on Rock Region Metro Route #14, the Rosedale Route. Planning Division: This request is located in 1-630 Planning District. The Land Use Plan shows Commercial I for this property The Commercial category includes a broad range of retail and wholesale sales of products, personal and professional services and general business activities. Commercial activities vary in type and scale, depending on the trade area that they serve. The applicant has applied for a rezoning from C-3 (General Commercial District) to PCD (Planned Commercial Development) to allow the use of the site as a private club and events center. Master Street Plan: The north side of the property is Asher Avenue and it is shown as a Minor Arterial on the Master Street Plan Streets. 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 on traffic and pedestrians on Asher Avenue since it is a Minor Arterial. This street 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 Lane is shown along Asher Avenue. Bike Lanes provide a portion of the pavement for the sole use of bicycles. H. SUBDIVISION COMMITTEE COMMENT: (December 20, 2017) The applicant was present. Staff presented an over view of the item stating there were a number of outstanding technical issues associated with the request in need of addressing related to the site plan. Staff requested the applicant provide the proposed parking layout and circulation plan. Staff also requested the applicant provide any parking agreements with adjacent property owners. Public Works comments were addressed. Staff stated right of way dedication was required on all abutting streets. Staff stated handicap access ramps should be reconstructed at the intersection of Asher Avenue and Pine Street. Staff also stated any broken curb, gutter or sidewalk located in the right of way was to be replaced prior to the issuance of a certificate of occupancy. Staff noted the comments from the various other departments and agencies. Staff suggested the applicant contact the departments or agencies directly with any questions or concerns. There were no more issues for discussion. The Committee then forwarded the item to the full Commission for final action. 5 June 28, 2018 SUBDIVISION ITEM NO.: B Cont. FILE NO.: Z-9284 I. ANALYSIS: The applicant has provided staff an updated site plan which includes the proposed parking and circulation plan addressing comments raised at the December 20, 2017, Subdivision Committee meeting. The applicant has not included parking on areas that are not currently under their proposed ownership. The request is a rezoning of the site from C-3, General Commercial District, to PCD, Planned Commercial Development District, to allow the use of the property as a private club and events center. The applicant proposes live music, bands and groups as well as comedy and karaoke. There will also be pool tables located on site. The use of the property does include ticketed events. The zoning ordinance defineq an event center as any privately owned property, building or portion of a building, the primary purpose of which is to be rented or leased for parties, entertainment functions, conventions, conferences, seminars, assemblies or meetings. This definition shall not include those facilities, banquet halls or meeting facilities which are an ancillary use to a permitted use within a zoning district. A private club with dining or bar service is defined in the zoning ordinance as a group of people associated or formally organized for a common purpose, interest or pleasure. Facilities include dining or bar accommodations, none of which are available except to members or their guests. Separation requirements for event centers and private clubs are to be determined by the Planning Commission so as not to adversely impact the neighborhood. Event center review shall consider the following additional requirement: (a) An event center shall not be located within seven hundred fifty (750) feet of the following: (1) A church or other religious facility. (2) A sexually -oriented business as defined by Chapter 17 of the Code of Ordinances. (3) A public or private elementary, secondary or postsecondary school, a day care center or any facility that operates programs for children or youth. (4) Any single-family or multifamily residential use, except a hotel or motel, or a residential use that is within a unified development that contains both the event center and the residential use. There are single-family homes located immediately north of this site. The hours of operation are from 11 am to midnight Monday through Thursday and from 11 am to 2 am Friday and Saturday. The hours of dumpster service will be limited to 7 am to 6 pm Monday through Friday. The building contains 4,200 square feet of floor area. Parking for an events center is typically based on one (1) parking space per 100 gross square feet of floor area. Based on the square footage of the building 42 parking spaces would typically be required. The site plan submitted indicates 31 parking spaces. N. June 28, 2018 SUBDIVISION ITEM NO.: B (Cont. FILE NO.: 2-9 The applicant has not indicated the proposed signage plan. The building has frontage on Asher Avenue and on South Pine Street. Staff recommends signage be limited to signage allowed in commercial zones or a maximum of ten (10) percent of the fagade area abutting the public streets. Any ground sign is to be limited to a maximum of 36-feet in height and 160 square feet in sign area. Staff is not supportive of the applicant's request. The site plan as indicated does not include adequate parking to serve the proposed use. In addition, portions of the parking will be located within the right of way once right of way dedication is completed. The applicant indicates food service will be provided via a food truck service. If this is the case then parking spaces will be lost to allow the food truck to set-up. The plan does not include an upgrade to the existing landscaping located on the site. The site is currently and will continue to be solely pavement and building. Staff feels the use of the building as an events center and private club is too intense for this site. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (JANUARY 11, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item stating the applicant had failed to provide staff with the requested parking and circulation plan and the parking agreement(s) with adjacent property owners. Staff presented a recommendation of deferral of this item to the February 22, 2018, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has not provided staff with the requested parking layout and circulation plan. Staff recommends deferral of this item to the April 5, 2018, public hearing. PLANNING COMMISSION ACTION: (FEBRUARY 22, 2018) The applicant was not present. There were no registered objectors present. Staff presented the item with a recommendation of deferral stating the applicant had not provided staff with the requested parking layout and circulation plan. Staff presented a 7 June 28, 2018 SUBDIVISION WaIKKOC9� 3(�Ti9 FILE NO.: Z-9284 recommendation the item be deferred to the April 5, 2018, public hearing. There was no further discussion. The item was placed on the consent agenda and approved as recommended by staff by a vote of 10 ayes, 0 noes and 1 absent. PLANNING COMMISSION ACTION: (APRIL 5, 2018) The applicant was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Ms. Tomerra Cooney, the applicant, addressed the Commission stating she was meeting with the pastor of the adjacent property next week to gain a parking agreement from his church to allow her business to utilize his parking. Staff questioned if she was amending her application. Ms. Cooney stated she felt the additional parking would address one of staff's concerns. Staff stated if the application was being amended the item was to be deferred. A motion was made to defer the item to the May 17, 2018, public hearing. The motion carried by a vote of 11 ayes, 0 noes and 0 absent. STAFF UPDATE: The applicant has contacted staff and indicated they are working to secure the parking agreement with the adjacent property owner. As of this writing staff has not received the parking agreement. Staff will provide an update on the status of the parking agreement and staffs recommendation at the May 17, 2018, public hearing. PLANNING COMMISSION ACTION: (MAY 17, 2018) The applicant was not present. There was one (1) registered objector present. Staff stated since the applicant was not present the item was to be deferred to the June 28, 2018, public hearing to allow for due process and allow the applicant to be present to represent their request. Staff stated they would send the applicant a letter informing them that if they were not present at the June 28, 2018, public hearing that the Commission would act on the request regardless of their attendance. The Chair entertained a motion for deferral of the item to the June 28, 2018, public hearing. The motion carried by a vote of 8 ayes, 0 noes and 3 absent. June 28, 2018 SUBDIVISION ITEM NO.: B (Cont. STAFF UPDATE: FILE NO.: Z-9284 There has been no change to the application request since the previous staff write-up. The applicant has not provided staff with the requested parking agreement with the adjacent church. Staff continues to recommend denial of the request. Staff has concerns with the proposed development, the use of the site as an events center and the potential impact on the adjacent residential homes. PLANNING COMMISSION ACTION: (JUNE 28, 2018) The applicant was present representing the request. Staff presented an overview of the item stating the applicant had provided staff with the requested parking agreement. Staff stated they were still concerned with the placement of an events center at this location due to the closeness of the homes located to the north. Staff stated they felt an events center at this location would have a negative impact on the nearby homes. Mr. Ceric Love addressed the Commission on the merits of the request. He stated he wanted the events center to cater to families and families with young children. He stated the parking located along the northern portion of the site would be screened with a fence to lessen the impact on the adjacent home. He stated he had met with the neighbor and he was not opposed to the site being redeveloped for an events center. He stated during events the development plan included hiring off -duty Little Rock Police officers and also hiring security personal from a licensed security firm to patrol the parking lots. He stated the primary focus of the events center was for private parties, wedding receptions and birthday parties for both adults and children. Commissioner Thomas questioned the occupancy of the building. Mr. Love stated the occupancy of the building was around 350 but he was not aware of there being that may persons in the building. He stated the 350 persons would be standing room only. He stated the maximum occupancy for an event was not the type event he was proposing to cater to. The chair entertained a motion for approval of the item including all staff recommendations and comments except that of denial. The motion failed by a vote of 3 ayes, 7 noes and 1 absent. er