Loading...
HomeMy WebLinkAboutZ-9387 Staff AnalysisFebruary 14, 2019 ITEM NO.: 4 FILE NO.: Z-9387 NAME: Brickey Bed and Breakfast/Office — Conditional Use Permit LOCATION: 1402 Commerce Street OWNER/APPLICANT: Danny and Jannette Brickey PROPOSAL: A conditional use permit is requested to allow a bed and breakfast and home office use within the existing residential structure on the R-4A zoned property located at 1402 Commerce Street. 1. SITE LOCATION: The site is located at the southwest corner of Commerce Street and E. Daisy Bates Drive. 2. COMPATIBILITY WITH NEIGHBORHOOD: The property is located in an area of mixed uses and zoning. The immediate surrounding properties are zoned R-4A and contain single family residences and vacant lots. R-4, PD-R, R-5 and C-3 zoned properties are located to the south along East 15'h Street. Several multi -unit residential structures are located in this general area. The applicant proposes to utilize an existing residential structure as a bed and breakfast and a small home office. The proposed use is compatible with uses in the area. Notice of public hearing was sent to the MacArthur and Pettaway Neighborhood Associations. 3. ON SITE DRIVES AND PARKING: A 20 foot wide platted alley right-of-way is located along the rear (west) property line. The alley contains old deteriorating asphalt paving. As part of this project, the applicant will re -pave the alley along the rear property line of the subject property. The alley will serve as access to a new five (5) space paved parking area at the southwest corner of the property. One of the parking spaces will serve the residence and the other four (4) spaces will serve the bed and breakfast use. The number of parking spaces complies with ordinance standards. There is also on -street parking allowed along Commerce Street and E. Daisy Bates Drive. February 14, 2019 ITEM NO.: 4 (Cont. 4 FILE NO.: Z-9387 SCREENING AND BUFFERS: 1. Any new site development must comply with the City's minimal landscape and buffer ordinance requirements and the requirements of the MacArthur Park Overlay District. 2. A perimeter planting strip is required along any side of a vehicular use area that abuts adjoining property or the right-of-way of any street. In areas designated as "mature" this strip shall be a minimum of six (6) feet nine (9) inches wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. A minimum six (6) foot nine (9) inch perimeter landscape strip is required between the proposed parking and the adjacent south property line. 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. PUBLIC WORKS: A 20 feet radial dedication of right-of-way is required at the intersection of Commerce Street and Daisy L. Gaston Bates Drive. 2. Due to the existing condition of the alley and the desire to take access to a nonresidential parking lot from the alley, the alley should be repaved from Daisy L. Gatson Bates Drive to the south property line of the subject property. 6. UTILITIES/FIRE DEPARTMENT/BUILDING CODES. Little Rock Water Reclamation Authority: Sewer Available to this site. FOG analysis required if food prep on site. Entergy: Entergy does not object to this proposal. There do not appear to be any conflicts with existing electrical utilities at this location. However, there is an existing overhead service line feeding this structure from the alley on the northwest side of the property near the proposed parking. Please use caution when working around overhead powerlines and poles. Contact Entergy in advance to discuss electrical service requirements, or adjustments to existing facilities (if any) as this project proceeds. Centerpoint Energy: No comments received. K February 14, 2019 ITEM NO.: 4 (Cont.) FILE NO.: Z-9387 Central Arkansas Water: No comments received. AT&T: No comments received. Fire Department: Full plan review Maintain Access: 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. 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 (Daniel Tull 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. Building Codes: Project is a change in occupancy and is therefore subject to current building code requirements. Review and approval is required by Building Codes Division before occupancy takes place. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; cricheyQ,Iittlerock. org or Steve Crain at 501-371-4875; scrain _:littlerock.gov 7. TRANSPORTATION/PLANNING: County Planning: No comments received. Rock Region METRO: These sidewalks are too narrow (4 ft.), and are crumbling. There is also no ADA curb ramp. The sidewalk also does not extend all the way to the edge of the property on the north side. We recommend fixing these issues. Planning Division: No comments. 3 February 14, 2019 ITEM NO.: 4 (Cont. FILE NO.: Z-9387 SUBDIVISION COMMITTEE COMMENT: (JANUARY 23, 2019) The applicant was not present. Staff presented the application, noting that a small amount of additional information was needed from the applicant. Staff noted that some additional information was needed on the home office use. The Public Works and Landscape/ Buffer requirements were briefly discussed. It was noted that staff would meet with the applicant regarding any outstanding issues. After the discussion, the Committee forwarded the application to the full Commission for resolution. STAFF ANALYSIS. - The applicant is requesting approval of a conditional use permit to allow a bed and breakfast and home office use within the existing residential structure on the R-4A zoned property at 1402 Commerce Street. The property is located at the southwest corner of Commerce Street and E. Daisy Bates Drive, and contains a two (2) story 4,700 square foot residential structure. The applicant recently completed remodeling the entire residential structure. The applicant proposes to utilize the first floor (approximately 2,350 square feet) as a private residence and home office. The home office will occupy 255 square feet of the first floor. There will be no employees or customers reporting to the site, and there will be no signage on the site. The home office will operate from 9:00 a.m. to 5:00 p.m., Monday through Friday. The applicant proposes to utilize the second floor of the structure (approximately 2,350 square feet) as a bed and breakfast use. The bed and breakfast use will contain four (4) guest rooms. As part of the project, the applicant will construct a small five (5) space parking area at the southwest corner of the property. The paved parking will be accessed by the existing alley right-of-way along the rear (west) property line which the applicant will re -pave. The applicant responded to issues raised at Subdivision Committee by providing additional information on the project and a revised site plan to staff. The applicant provided the area proposed to be used for the home office and noted that there would be no employees. The applicant also noted that the alley right-of-way would be upgraded with new paving. The revised site plan provides the required landscape strip along the south side property line adjacent to the new paved parking area. To staff's knowledge, there are no outstanding issues associated with this application. Staff believes the proposed bed and breakfast and home office uses are appropriate uses for this property. The property is located along Interstate 630, with interstate right- of-way immediately to the north and northeast. A two-way interstate overpass exists along Commerce Street. Therefore, the site will have easy access from the north and west. Staff believes the proposed bed and breakfast and home office uses will have no adverse impact on the neighborhood or surrounding uses. 4 February 14, 2019 ITEM NO.: 4 (Cont. STAFF RECOMMENDATION: FILE NO.: Z-9387 Staff recommends approval of the requested CUP, subject to compliance with the comments and conditions outlined in Sections 4, 5 and 6 of the agenda staff report. PLANNING COMMISSION ACTION: (FEBRUARY 14, 2019) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval as outlined in the "staff recommendation" above. 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. 5