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HomeMy WebLinkAboutS-1035-C Staff AnalysisITEM NO.: 1. S-1035-C NAME: Alhambra Square Lot 1 Subdivision Site Plan Review LOCATION: located on the Northwest Corner of Chenal Parkway and Autumn Roads 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 January 12, 2011. The Office of Planning and Development must receive the proof of notice no later than January 21, 2011. 2. A portion of the covered patio encroaches into the required street buffer. The minimum street buffer should be nine (9) feet. The existing landscape strip should be maintained within this area. 3. How will delivers be accomplished once the existing paved drive is removed? This includes restaurant delivers as well as trash service. 4. A one lot replat will be required to revise the platted building line around the covered patio area of encroachment. Variance/Waivers: A variance from Section 36-301(e) to allow the building setback to be located at four (4) feet from the property line along Chenal Parkway for the proposed covered patio. Public Works Conditions: No comment. Utilities and Fire Department/County Planning: Wastewater: Sewer available to this project. Entergy: Entergy does not object to building of a deck if the deck is elevated above the pavement. However, Entergy will not be responsible for any damage done to the deck in order to maintain and/or restore service. In the event of a fault in customer's service, the customer may experience an extended outage due to the obstruction caused by the deck. Contact Entergy Arkansas for additional information. Center -Point Energy: No comment received. AT & T: No comment received. Central Arkansas Water: site. No objection to the placement of outdoor seating on the Item # 1. ITEM NO.: 1. S-1035-C Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment. Plannina Division: No comment. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. A portion of the building is indicated within the required street buffer along Chenal Parkway. Revise the plan to relocate the proposed covered patio outside the minimum nine (9) foot street buffer. 3. Replace any dead diseased or missing landscaping located within the street buffer or the parking lot area. 4. The existing dumpster(s) should be screened per the City ordinances. 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, January 12, 2011. Item # 1. January 27, 2011 ITEM NO.: 1 FILE NO.: S-1035-C NAME: Alhambra Square Lot 1 Subdivision Site Plan Review LOCATION: Located on the Northwest corner of Chenal Parkway and Autumn Roads DEVELOPER: David Pickering 11600 Chenal Parkway Little Rock, AR 72211 FNC;INFFR- White-Daters and Associates 24 Rahling Circle Little Rock, AR 72223 AREA: 2.4 acres NUMBER OF LOTS: 1 FT. NEW STREET: 0 LF CURRENT ZONING: C-3, General Commercial District PLANNING DISTRICT: 11 —1-430 CENSUS TRACT: 24.04 VARIANCESMAIVERS REQUESTED: 1. A variance from Section 36-502 to allow parking at a lesser number than typically required per the zoning ordinance. 2. A variance from Section 36-301(e) to allow the building setback to be located at nine (9) feet from the property line along Chenal Parkway for the proposed covered patio. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is requesting a revision to the previously approved site plan to add an area for outdoor dining to the site. The property currently has an L-shaped retail building with the Purple Cow restaurant in a stand-alone building located on the hard corner. The site plan indicates a 25-foot by 40-feet wood deck with standing seam metal roof. Due to the configuration of the intersection and the adjacent right of way, the proposed patio is located 40-feet from Chenal Parkway curb and 50-feet from Autumn Road. Based on the current property lines the structure is located 9-feet from Chenal Parkway and 25z,feet from Autumn Road. January 27, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1035-C The covered patio located along Chenal Parkway is located across a 25-foot platted building line. The applicant is proposing a one -lot replat should the request be approved to adjust the platted building line around the proposed new structure. B. EXISTING CONDITIONS: The site contains a strip retail center and a stand-alone restaurant. Within the retail building is a paint store and a bookstore. This area of Chenal Parkway is primarily commercial and office uses. There are single-family homes located further to the north in the Birchwood Subdivision. There is vacant 0-2, Office and Institutional zoned property located to the northeast. Chenal Parkway is four -lane road with a median. Autumn Road adjacent to this development is constructed as a collector street with curb, gutter and sidewalk. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has not received any comment from area property owners. All property owners located within 200 feet of the site and the Birchwood Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: No comment. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Entergy: Entergy does not object to building of a deck if the deck is elevated above the pavement. However, Entergy will not be responsible for any damage done to the deck in order to maintain and/or restore service. In the event of a fault in customer's service, the customer may experience an extended outage due to the obstruction caused by the deck. Contact Entergy Arkansas for additional information. Center -Point Ener : No comment received. AT & T: No comment received. 2 January 27, 2011 SUBDIVISION ITEM NO.: 1 Cont. FILE NO.: S-1035-C Central Arkansas Water: No objection to the placement of outdoor seating on the site. Fire Department: Place fire hydrants per code. Contact the Little Rock Fire Department for additional information. County Planning: No comment. CATA: The site is not located on a dedicated CATA Bus Route. Parks and Recreation: No comment- F. ISSUES/TECHNICAL/DESIGN: Planning Division: No comment. Landscape: 1. The site plan must comply with the City's landscape and buffer ordinance requirements. 2. Replace any dead diseased or missing landscaping located within the street buffer or the parking lot area. 3. The existing dumpster(s) should be screened per the City ordinances. G. SUBDIVISION COMMITTEE COMMENT: (January 5, 2011) Mr. Joe White of White-Daters and Associates was present representing the request. Staff presented the item stating there were few outstanding technical issues associated with the request. Staff stated the proposed patio cover extended into the required landscape strip along Chenal Parkway. Staff stated if approved a one lot replat would be required to adjust the platted building around the proposed new addition. 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 the issues raised at the January 5, 2011, Subdivision Committee meeting. The revised plan has removed the patio encruachrrient into the landscaped area. The applicant has 3 January 27, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) FILE NO.: S-1035-C also indicated a one lot replat will be completed upon approval of the site plan review request. The request is to revise the previously approved site plan to add an area for outdoor dining to the restaurant building located at the intersection of Autumn Road and Chenal Parkway. The site plan indicates a 25-foot by 40-feet wood deck with standing seam metal roof attached to the existing restaurant. The patio structure is located 10-feet from Chenal Parkway and 25-feet from Autumn Road. The construction is proposed crossing a platted building line. The configuration of the intersection and the adjacent right of way allows the patio to be located 40-feet from the Chenal Parkway curb and 50-feet from Autumn Road. The site is developed with two (2) buildings. The retail building contains approximately 29,000 square feet and the restaurant contains approximately 4,500 square feet. The request would allow an additional 1,000 square feet of outdoor dining area for the restaurant. The site contains 109 striped parking spaces in front of the businesses. There is also a paved access drive in the rear of the buildings with a minimum width of 26-feet. Based on the typical parking required for a shopping center development for the existing development a total of 148 parking spaces would be required. Four (4) additional spaces would be required to serve the proposed outdoor dining area. (Parking is based on one space per two hundred twenty-five square feet of gross floor area) Staff is supportive of the parking as proposed. Other than the restaurant the uses in the center do not generate a significant parking demand. In addition, the 26-foot driveway width could allow for the placement of additional employee parking behind the building should parking become an issue at this site. The request includes a variance from Section 36-301(e) to allow the patio cover to be located within the front setback along Chenal Parkway. The patio cover is indicated at nine (9) feet I, this area. The property is zoned C-3, General Commercial District which typically requires the placement of a 25-foot building front setback. Staff is supportive of the request. This area of the Parkway is a commercial node. The site is a developed site which does not allow the option of moving the building back to allow for the area of outdoor dining. To staff's knowledge there are no remaining outstanding technical issues associated with the request. Staff does not feel the addition of the outdoor dining area within the typically required front setback will significantly impact the development or the area. 0 January 27, 2011 SUBDIVISION ITEM NO.: 1 (Cont.) _ FILE NO.: S-1035-C STAFF RECOMMENDATION: 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. Staff recommends approval of the variance request from Section 36-301(e) to allow the patio cover to encroach into the front yard building setback. Staff recommends approval of the variance request from Section 36-502 to allow parking at a number less than typically required per the zoning ordinance. Staff recommends the applicant provide a one lot replat for the site adjusting the platted building line around the proposed new construction prior to the issuance of a building permit. PLANNING COMMISSION ACTION: (JANUARY 27, 2011) Mr. Joe White of White-Daters and Associates 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 presented a recommendation of approval of the variance request from Section 36-301(e) to allow the patio cover to encroach into the front yard building setback. Staff also presented a recommendation of approval of the variance request from Section 36-502 to allow parking at a number less than typically required per the zoning ordinance. Staff presented a recommendation the applicant provide a one lot replat for the site adjusting the platted building line around the proposed new construction prior to the issuance of a building permit. There was no further discussion of the item. The Chair entertained a motion of approval of the item as presented by staff. The motion carried by a vote of 9 ayes, 0 noes and 2 absent. 5