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HomeMy WebLinkAboutCBC-638-SMOKIN HOUSE BBQ Staff MinutesApril 23, 2015 ITEM NO.: 19 FILE NO.. 7-9022 NAME: Smokin' Houze BBQ Short -form PD-C LOCATION: Located at 1500 South Bowman Road DEVELOPER: Smokin' Houze BBQ 9 Kings Mountain Court Little Rock, AR 72211 SURVEYOR: Marlar Engineering 5318 John F. Kennedy Boulevard North Little Rock, AR 72116 AREA: 0.298 acres CURRENT ZONING: ALLOWED USES: PROPOSED ZONING: PROPOSED USE: NUMBER OF LOTS: 1 R-2, Single-family Single-family residential PD-C Restaurant FT. NEW STREET: 0 LF VARIANCE/WAIVERS: A deferral of the landscaping, graveled parking and drive isles, right of way dedication and the boundary street improvements until the Phase II portion of the development. A. PROPOSAL/REQUEST/APPLICANT'S STATEMENT: The applicant is proposing the rezoning of the site from R-2, Single-family to PD-C to allow the development of a restaurant. The site currently contains a residential home which will be removed to allow the new restaurant. The applicant is requesting to use the site temporarily with a food trailer and gravel parking and access drives. The applicant states within 24-months of approval a permanent building and paved parking will be installed. April 23, 2015 SUBDIVISION ITEM NO.: 19(Cont.)FILE NO.: Z-9022 Phase I of the development would allow the demolition of the existing single- family structure. The applicant has indicated at 20-foot by 8-foot food trailer will be placed on the site along with a gravel parking area. Boarders will be placed around the graveled parking area to contain the gravel and limit the parking areas. Phase II of the development will allow the placement of a 22-foot by 30-foot single -story building. The building is proposed with limited seating due to most of the orders will be carry out. The request includes the deferral of right of way dedication and boundary street improvements until the Phase II portion of the development. The applicant is also requesting a deferral of the required paving of the parking stalls and drive isles and the required landscaping until the Phase II portion of the development. B. EXISTING CONDITIO The single-family home located on the site is in disrepair. Across the street from the site is an office warehouse development and to the northeast is a skating center. South of the site is a lot which contains a single-family home. Northwest of the site are a number of properties zoned PCD which have development with retail and office uses. There is also a PCD approved which has developed with mini -warehouse. Further to the west are single-family homes located in the Cherry Creek Subdivision. C. NEIGHBORHOOD COMMENTS: As of this writing, staff has received a few informational phone calls from area residents. All owners of property located within 200-feet of the site along with the John Barrow Neighborhood Association, the Sandpiper Neighborhood Association and the Gibraltar Heights Point West Timber Ridge Neighborhood Association were notified of the public hearing. D. ENGINEERING COMMENTS: PUBLIC WORKS CONDITIONS: 1. Bowman Road is classified on the Master Street Plan as a minor arterial. A dedication of right-of-way 45 feet from centerline will be required. 2. With site development, provide the design of street conforming to the Master Street Plan. Construct one-half street improvement to Bowman Road including 5-foot sidewalks with the planned development. The new back of curb should be placed 29.5 feet from centerline. 2 April 23, 2015 SIJRDIVISI0N ITEM NO.: 19 (Cont. FILE NO.: 3. Repair or replace any curb and gutter or sidewalk that is damaged in the public right-of-way prior to occupancy. 4. A grading permit in accordance with Section 29-186 (c) and (d) will be required prior to any land clearing or grading activities at the site. Other than residential subdivisions, site grading and drainage plans must be submitted and approved prior to the start of construction. 5. Streetlights are required by Section 31-403 of the Little Rock code. Provide plans for approval to Traffic Engineering. Streetlights must be installed prior to platting/certificate of occupancy. Contact Traffic Engineering, Greg Simmons, gsimmonsC@Iittlerock.org or 501.379.1813 for more information. 6. Driveway locations and widths do not meet the traffic access and circulation requirements of Sections 30-43 and 31-210. The driveway spacing on arterial streets is 300 feet from other driveways and streets and 150 feet from the side property line. The lot should have one (1) driveway aligned with the driveway on the east side of Bowman Road. The width of driveway must not exceed 36 feet. 7. Show the order board. Provide the typical service time at the drive thru window. 8. Provide a letter prepared by a registered engineer certifying the sight distance at the intersection(s) comply with 2004 AASHTO Green Book standards. 9. Prior to construction of retaining walls, an engineer's certification of design and plans must be submitted to Public Works for approval. After construction, an as -built certification is required for construction of the retaining wall. E. UTILITIES AND FIRE DEPARTMENT/COUNTY PLANNING: Wastewater: Sewer available to this project. Environmental Assessment Division (EAD) review required. Contact Little Rock Wastewater EAD for details. Entergy: Entergy does not object to this proposal. A 3 phase power line exists on the east property line on the west side of Bowman Road. There appears to be a single phase line on the north edge of the property as well. Contact Entergy in advance to make arrangements for electrical service and facilities locations to serve the business. Centerpoint Enerc j: No comment received. AT & T: No comment received. 3 April 23, 2015 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-9022 Central Arkansas Water: 1. All Central Arkansas Water requirements in effect at the time of request for water service must be met. 2. The Little Rock Fire Department needs to evaluate this site to determine whether additional public and/or private fire hydrant(s) will be required. If additional fire hydrant(s) are required, they will be installed at the Developer's expense. 3. Please submit plans for water facilities and/or fire protection system to Central Arkansas Water for review. Plan revisions may be required after additional review. Contact Central Arkansas Water regarding procedures for installation of water facilities and/or fire service. Approval of plans by the Arkansas Department of Health Engineering Division and the Little Rock Fire Department is required. 4. If there are facilities that need to be adjusted and/or relocated, contact Central Arkansas Water. That work would be done at the expense of the developer. 5. Contact Central Arkansas Water if additional fire protection or metered water service is required. 6. Due to the nature of this facility, installation of an approved reduced pressure zone backflow preventer assembly (RPZA) is required on the domestic water service. This assembly must be installed prior to the first point of use. Central Arkansas Water requires that upon installation of the RPZA, successful tests of the assembly must be completed by a Certified Assembly Tester licensed by the State of Arkansas and approved by Central Arkansas Water. The test results must be sent to Central Arkansas Water's Cross Connection Section within ten days of installation and annually thereafter. Contact the Cross Connection Section at 501.377.1226 if you would like to discuss backflow prevention requirements for this project. 7. The facilities on -site will be private. When meters are planned off private lines, private facilities shall be installed to Central Arkansas Water's materials and construction specifications and installation will be inspected by an engineer, licensed to practice in the State of Arkansas. Execution of a Customer Owned Line Agreement is required. 8. Fire sprinkler systems which do not contain additives such as antifreeze shall be isolated with a double detector check valve assembly. If additives area used, a reduced pressure zone back flow preventer shall be required. 9. This development will have minor impact on the existing water distribution system. Proposed water facilities will be sized to provide adequate pressure and fire protection. 4 April 23, 2015 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.: Z-9022 Fire Department: 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. 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. 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). Number and Distribution of Fire Hydrants as per Table C105.1. Parks and Recreation: No comment received. County Planninq: No comment. CATA: The area is not currently served by CATA at this location. This location is not currently in CATA's long range planning. The proposal has no impact to current service. Maintaining the bicycle and pedestrian way in this area is important to accessing transit; an important feature for future planning and development of this area. F. ISSUES/TECHNICAL/DESIGN: Building Code: Project is subject to full commercial plan review approval prior to issuance of a building permit. For information on submittal requirements and the review process, contact a commercial plans examiner: Curtis Richey at 501.371.4724; crichey0littlerock.org or Mark Alderfer at 501.371.4875; malderfer@)littlerock.org Planning Division: This request is located in the Ellis Mountain Planning District. The Land Use Plan shows Service Trades District (STD) for this property. The Service Trades District category provides for a selection of office, warehousing, and industrial park activities that primarily serve other office service or industrial April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) _FILE NO.: Z-9022 businesses. The district is intended to allow support services to these businesses and to provide for uses with an office component. A Planned Zoning District is required for any development not wholly office. The applicant has applied for a rezoning from R-2 (Single Family District) to PDO (Planned District Office) to allow for development of a restaurant on the site. Master Street Plan: Bowman Road is a Minor Arterial on the Master Street Plan. 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 Bowman Road 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: There are no bike routes shown in the immediate vicinity. Landscape: 1. Site plan must comply with the City's landscape and buffer ordinance requirements. 2. Street buffers will be required at six (6) percent of the average depth of the lot. The minimum dimension shall be one-half (1/2) the full width requirement but in no case less than nine (9) feet. The plantings, existing and purposed, shall be provided within the City's landscape ordinance requirements. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet. 3. The lot is approximately two hundred (200) feet deep, a twelve (12) foot buffer is required on Bowman Road. 4. A land use buffer six (6) percent of the average width / depth of the lot will be required when an adjacent property has a dissimilar use of a more restrictive nature. The minimum dimension shall be nine (9) feet. The maximum dimension required shall be fifty (50) feet. As a component of all land use buffer requirements, opaque screening, whether a fence or other device, a minimum of six (6) feet in height shall be required upon the property line side of the buffer. A minimum of seventy (70) percent of the land use buffer shall be undisturbed. Easements cannot count toward fulfilling this requirement. The plantings, existing and purposed, shall be provided within the landscape ordinance of the City, Section 15-81. The property to the south is zoned R-2, Single-family. 5. Screening requirements will need to be met for the vehicular use areas adjacent to street right-of-ways. Provide screening shrubs with an average linear spacing of not less at three (3) feet within the required landscape C.1 April 23, 2015 SURDIVIMN ITEM NO.: 19 Cont.] FILE NO.: Z-9022 area. Provide trees with an average linear spacing of not less than thirty (30) feet. 6. 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. This strip shall be at least nine (9) feet wide. One (1) tree and three (3) shrubs or vines shall be planted for every thirty (30) linear feet of perimeter planting strip. 7. The north and perimeter planting strips are deficient. 8. Landscape areas shall be provided between the vehicular use area used for public parking and the general vicinity of the building, excluding truck loading or service areas not open to public parking. These areas shall be equal to an equivalent planter strip three (3) feet wide along the vehicular use area. 9. Eight percent (8%) of the vehicular use area must be designated for green space; this green space needs to be evenly distributed throughout the parking area(s). The minimum size of an interior landscape area shall be one hundred fifty (150) square feet for developments with one hundred fifty (150) or fewer parking spaces. Interior islands must be a minimum of seven and one half (7 1/2) feet in width. 10. Trees shall be included in the interior landscape areas at the rate of one (1) tree for every twelve (12) parking spaces. 11. An irrigation system shall be required for developments of one (1) acre or larger. For developments of less than one (1) acre a there shall be a water source within seventy-five (75) feet of the plants to be irrigated. 12. Dumpsters and trash containment areas shall not be located within the front yard setback area or street side or exterior side yard setback area. 13. All landscape areas shall be protected as per City of Little Rock Landscape Ordinance (Sec. 15-100). Provide notes on plan specifying type and location of mulch, edging, wheel stops, and/or concrete curb and gutter. 14. 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. G. SUBDIVISION COMMITTEE COMMENT: (April 1, 2015) The applicant was present. Staff presented an overview of the item stating there were additional items necessary to complete the review process. Staff requested the applicant provide the days and hours of operation, the proposed signage plan, the location of any proposed dumpster facilities and the days and hours of VA April 23, 2015 Sl1RDIVISION ITEM NO.: 19 Cont.) FILE NO.: Z-9022 dumpster service. Staff also requested the applicant provide the proposed building height. Public Works comments were addressed. Staff stated only one drive to the proposed restaurant would be allowed. Staff stated a dedication of right of way to 45-feet from centerline would be required on South Bowman Road. Staff stated a grading permit would be required prior to the clearing of any grading activities on the site. Staff requested the applicant provide the location of the proposed order board and the anticipated service time at the drive through window. Landscaping comments were addressed. Staff stated a minimum landscape strip of nine (9) feet was required along the perimeters where adjacent to paved areas. Staff also stated a street buffer with an average width of twelve (12) feet and in no case less than nine (9) feet was required along South Bowman Road. Staff stated building landscaping and parking lot landscaping were required at the time of development. Staff noted the comments from the various other agencies. There were no more issues for discussion. 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 a number of the issues raised at the April 1, 2015, Subdivision Committee meeting. The applicant has provided the days and hours of operation, the proposed signage plan, the location of any proposed dumpster facilities and the days and hours of dumpster service. The applicant has also noted the proposed building height will be 14-feet. The restaurant hours are Monday through Friday from 11 am to 6 pm and Saturday from 11 am to 5 pm. The dumpster service hours are proposed weekdays before 8 am. The applicant has indicated a ground sign will be placed along South Bowman Road. The sign is proposed with a maximum height of twelve (12) feet and a maximum sign area of forty (40) square feet. Building signage is proposed consistent with signage allowed in commercial zones or a maximum of ten (10) percent of the fagade area. The request is to allow the redevelopment of the site in two (2) phases. In the first phase the existing residential home will be removed and a food trailer will be placed on the site. In addition to placement of the food trailer the applicant is April 23, 2015 SUBDIVISION ITEM NO.: 19 Cont. FILE NO.- 7-9022 requesting to place gravel for the parking and access drives. According to the applicant within 24-months of approval of the PD-C zoning a permanent building and paved parking will be installed. The food trailer is 20-feet by 8-feet and will be placed near the center of the property. The food trailer will have a drive -through pickup window and a walkup window. There is no seating proposed for this phase of the development. The plan indicates fourteen (14) parking spaces and two (2) driveways, one for entry and one for exit. The plan indicates all vehicular use areas will be gravel. With this phase no landscaping or screening is proposed. Within 24-months the applicant has stated a permanent building will be constructed. The building is proposed 22-feet by 30-feet. The building is proposed as a single -story building. The building is proposed with limited seating. During this phase the parking lot will be constructed of a hard surface material. The driveway has been reduced to 36-feet. The plan includes a drive - through lane and a by-pass lane on each side of the building resulting in 19-feet of paving on each side of the building. The site plan indicates eight (8) parking spaces to serve the new construction. The site plan indicates the placement of a four (4) foot landscape strip along the northern property line and a two (2) foot landscape strip along the southern perimeter. The landscape strip to the west is indicated at five (5) feet. The landscaped ordinance typically requires a minimum landscape strip of nine (9) feet. The site plan indicates the placement of a six foot screening fence along the southern perimeter during the second phase. The request includes the deferral of right of way dedication and the boundary street improvements until Phase II of the development. With the street construction the applicant will be required to construct the widening as required by the Boundary Street Ordinance and to strip a left turn lane on South Bowman Road to accommodate north bound vehicles turning into the site and not block the north bound flow of traffic. Staff is not supportive of the applicant's request. Staff has concerns with the placement of the food trailer and graveled parking. In addition the site plan for the permanent construction does not meet the minimum requirements of the landscape and buffer ordinances. The southern landscape strip for both the buffer and landscape ordinance should be a minimum of nine (9) feet. The northern and western landscape strips per the Landscape Ordinance should be nine (9) feet. Staff feels this site does not accommodate the development plan the applicant is proposing. 9 April 23, 2015 SUBDIVISION ITEM NO.: 19 (Cont.) FILE NO.: Z-9022 I. STAFF RECOMMENDATION: Staff recommends denial of the request. PLANNING COMMISSION ACTION: (APRIL 23, 2015) Ms. Latonya Smith was present representing the request. There were no registered objectors present. Staff presented the item with a recommendation of denial. Ms. Smith addressed the Commission on the merits of the requests. She stated Smokin Houze was a family business. She stated the business was a small business. She stated to allow the temporary use of the site with the food trailer and allow the gravel parking would allow the business to gain enough capital to finance the permanent improvements to the property. She stated the site plan did include variances to allow reduced landscaping and the placement of the two (2) driveways. She requested the Commission grant the variances. She stated the property was a small site so the variances were needed to allow the site to develop. She stated regardless of the development variances would be required for the property. She stated as a trade off the landscape plantings would be increased to provide two (2) times the number of trees typically required within the perimeter planting strips. She stated a six (6) foot fence would be installed along be south property line to screen the adjacent residential use. She stated this area of Bowman Road was developing as commercial. She stated this property would not be residential for the long-term. She stated any development of the site would require variances. Commissioner Berry questioned Ms. Smith if she was aware of the cost of the required street improvements to South Bowman Road. He stated the cost of street construction would be a major cost at the time the improvements would be required. Ms. Smith stated she was willing to sign an agreement that if in 24-months the permanent building could not be constructed they would close until they could make the improvements to the street and construct the permanent building. The Commission questioned if the two (2) lanes were required for the business. Ms. Smith stated without the two (2) lanes cars would stack onto Bowman Road. Commissioner Bubbus questioned the allowance of a food truck on the site and leaving the food truck overnight. Staff stated with the approval of the PD-C zoning the food truck could be left on the property and not removed on a daily basis. A motion was made to approve the request including all staff comments and recommendations except that of denial. The motion failed by a vote of 0 ayes, 10 noes and 1 absent. 10